Belmont City Council
September 27, 2022

CITY OF BELMONT

CITY COUNCIL AND BELMONT FIRE

PROTECTION DISTRICT BOARD OF

DIRECTORS
www.belmont.gov

1. ROLL CALL

2. PLEDGE OF ALLEGIANCE

3. REPORT FROM CLOSED SESSION

4. SPECIAL PRESENTATIONS

CITY COUNCIL REGULAR MEETING AGENDA
Tuesday, September 27, 2022
7:00 PM
City Council Chambers
City Hall, One Twin Pines Lane, Belmont, California

TELECONFERENCE PARTICIPANTS
Some Members may Participate Virtually
Being held under Gov. Code 54953(e)
The meeting will be broadcast live to Belmont residents on Comcast Cable Channel 27, streamed live via the City’s website at www.Belmont.gov. The public may also attend the meeting in the City Council Chambers and address the council from the chambers. Social distancing must be practiced, and seating will be limited.

PUBLIC COMMENT:

To maximize time for live public comment, we encourage members of the public to provide comments by joining the City Council meeting via Zoom : For web, visit https://belmont-gov.zoom.us/ select “Join” and enter Meeting ID: 95745673035. Use the Raise Hand feature to request to speak. You may rename your profile if you wish to remain anonymous.

For dial- in comments, call *67 1-(669) 900-6833 (your phone number will appear on the live broadcast if *67 is not dialed prior to the phone number), enter Meeting ID: 95745673035, and press *9 to request to speak. All public comments are subject to a 3-minute time limit unless otherwise determined by the Mayor.

If you wish to submit written public comment, you may send an email to [email protected] before the council considers the item. Please indicate the agenda item topic or agenda item number you wish to comment on in your email’s subject line. Any public comment regarding agenda items that are received from the publication of the agenda through the meeting date will be made part of the meeting record, but will not be read during the Council meeting.
1 A. National Hispanic Month
B. Presentation from Belmont Historian
C. National Emergency Preparedness Month
D. National Night Out Recap
E. Belmont Age Friendly Task Force Accomplishments
F. Belmont Summer Camp Program Recap

5. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA

6. COUNCILMEMBER ANNOUNCEMENTS

7. CONSENT BUSINESS
A. Approve Meeting Minutes
B. Monthly Financial Reports - July 2022
C. 3213 Longfellow Drive Permanent Encroachment Agreement (APN: 043-221-070) D. 1301 6th Avenue Permanent Encroachment Agreement
This portion of the meeting is reserved for persons wishing to address the Body on any City matter not on the agenda. The period for public comment at this point in the agenda is limited to 15 minutes, with a maximum of 3 minutes per speaker. Speakers who requested but did not receive an opportunity to speak during this comment period will be given an opportunity to address the Body later in the meeting. State law prohibits the Body from acting on non-agenda items.

Consent business items are considered to be routine in nature and will be enacted by one motion. There will be no separate discussion on these items unless a member or staf request specific items to be removed for separate action.

The City Attorney will read the title of ordinances to be adopted.

Recommendation: Approve minutes as presented
Attachment(s):

Minutes of Special and Regular Meeting March 8, 2022
Minutes of Special and Regular Meeting April 26, 2022
Minutes of Special and Regular Meeting May 10, 2022
Minutes of Special Meeting September 19, 2022
Recommendation: Motion to receive Monthly Financial Reports Attachment(s):

Monthly Financial Reports - July.pdf
Recommendation: Adopt a resolution approving a Permanent Encroachment Agreement to allow construction of a necessary fence and retaining wall within the public right-of-way fronting 3213 Longfellow Drive (APN: 043-221-070)
Attachment(s):

Staff Report
Resolution
Exhibit A (1).pdf
Recommendation:
2 E. Davey Glen Americans With Disabilities Act (ADA) Upgrades Design Task Order Amendment
F. Ordinance amending the Conceptual Development Plan for 401 island parkway (APN 040-360-270) (Second Reading of Ordinance)
G. Revised Master Pay Schedule

8. PUBLIC HEARINGS
A. Appeal of Planning Commission Approval of Application No. 2021-0037 for a Single Family Design Review (SFDR) and Tree Removal Permit at 1513 Folger Drive (CEQA Exemption: Section 15301)
Adopt a resolution approving a Permanent Encroachment Agreement to allow construction of a pergola and fencing for outdoor seating within the public right of way at 1301 6 th Avenue
(Farm House Restaurant)
Attachment(s):

Staff Report
Resolution
Exhibit A - Vicinity Map.pdf
Exhibit B - Site Plan.pdf
Recommendation:

Adopt a resolution (1) authorizing the City Manager to execute a Task Order with Pavement Engineering, Inc. to provide design services for the Davey Glen ADA Upgrade Project for an amount not to exceed $89,085, (2) transferring $89,085 budget funding from Project #3107 to fund the design phase, and (3) appropriating $350,000 from Measure I Fund to fund the construction phase of the Davey Glen ADA Upgrade Project Attachment(s):

Staff Report
Resolution
DaveyGlen ADA Proposal
Recommendation: Adopt an ordinance amending the Conceptual Development Plan (CDP) for 401 Island Parkway to allow research and development laboratory, life sciences, and related light industrial uses subject to several limitations, subject to conditions of approval (Second Reading of Ordinance)
Attachment(s):

CDP Amendment - RZ Ord - 2nd Reading
Recommendation: Adopt a resolution approving the City's revised Master Employee Pay Schedule in accordance with California Public Employees Retirement System (CalPERS) regulations
Attachment(s):

Staff Report
Resolution
Master Pay Schedule September 2022
Recommendation: Adopt a resolution either (1) approving Application No. 2021-0037 for the Single Family Design Review (SFDR) and Tree Removal Permit for 1513 Folger Drive 3 9. GENERAL BUSINESS
A. Appointment to a Vacant Parks and Recreation Commission Non-Voting Seat B. Affordable Housing Funds Loan Request for 800-803 Belmont Avenue

10. BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF

11. MATTERS OF INTEREST/CLARIFICATION

12. ADJOURNMENT
(staff’s recommendation) or (2) denying the application.

Attachment(s):

B - Appeal Application
C - Applicant's Site Context and Design Revisions
D - Adopted Resolution
E - Project Plans
F - Neighborhood Outreach Summary
A - Resolution
Staff Report
General Business items are considered separately, typically in the order listed. The chair will call for public comment on each item when the body considers the item.

Recommendation: Adopt resolutions appointing one member to a vacant Parks and Recreation Commission non-voting seat and determine appointment period Attachment(s):

Staff Report
Resolution
Recommendation: Adopt a resolution authorizing the City Manager to negotiate and enter into a loan funding agreement with ROEM Development Corporation to provide up to $2.5 million of Belmont affordable housing funds for construction of a 125-unit affordable housing project at 800-803 Belmont Avenue.

Attachment(s):

ROEM Affordable Housing Funding Request - Staff Report.pdf ROEM Affordable Housing Funding Request - Developer Letter.pdf ROEM Affordable Housing Funding Request - Resolution.pdf A. Verbal report from Councilmembers on Intergovernmental (IGR) and Subcommittee Assignments
B. Verbal report from City Manager
Items in this category are for discussion and direction to staf only. However, Council/Board may take final action on an item if there is no need for additional staf analysis.

If you need assistance to participate in this meeting, please contact the City Clerk at (650) 595-7413. The speech and hearing-impaired may call (650) 637-2999 for TDD services. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

Meeting information can also be accessed via the internet at:www.belmont.gov. All staff reports will be posted to the web in advance of the meeting, and any writings or documents provided to a majority of the City Council/District Board or Commission regarding any item on this agenda will be made available for public inspection in the City Clerk's Office, One Twin Pines Lane, during normal business hours and at the Council Chambers at City Hall, Second Floor, during the meeting. 4 Multi-Agency Meeting Minutes
March 8, 2022
Page | 1
Meeting Minutes of Special ad Regular Meeting of Belmont City Council and Belmont Fire Protection Board of Directors, Tuesday, March 8, 2022
City Hall, One Twin Pines Lane, Belmont, California
City Council Chambers
CALL TO ORDER 5:30 PM

ATTENDED BY
Councilmembers Lieberman, Stone, Hurt, McCune, Mates (all virtual via Zoom)

ITEMS OF BUSINESS

PUBLIC HEARING
District Elections Map, At-Large Mayor, and Sequence of Elections City Attorney Rennie provided a background of the districting process as related to the City of Belmont. He explained that the City received a letter on July 30, 2021 from attorney Kevin Shankman representing the Southwest Voter Education Registration Project and its members alleging that the City’s method of electing at-large councilmembers violates the California Voting Rights Act (CVRA). He noted that under the CVRA a plaintiff establishes that the at-large election method results in racially polarized voting and impairs the ability of a protected class to elect or affect the election of their preferred candidate. He noted that the cases are difficult to defend, and no city has been successful in litigating the cases and are required to pay exorbitant attorney fees.

He briefly summarized the timeline of moving from at-large to district elections. He noted that the districting process needs to be complete by April 12, 2022 as obligated by Mr. Shenkman’s suit.

He explained that the San Mateo Registrar of Voters requires receipt of the adopted maps by April 18th.

Mr. Rennie explained that the Council held numerous public meetings and has before them draft maps to select a final map which will establish council election districts. He further explained that the council should determine the term of the elected mayor and whether the first mayoral election is in November 2022 or 2024, and which district seats will be up for election in November 2022 and 2024.

Mr. Chaffee, City Demographer, Redistricting Partners, provided an overview of the districting principles for Council consideration while determining Belmont’s districts. He stated that community participation resulted in over fifty map submissions with common community interests. He presented the draft maps and explained that the final map requires a seven-day public inspection before the final vote. He noted that the final map may not be amended and due to the timeline, a final map should be agreed on at tonight’s meeting.

Council Discussion ensued regarding selection of the final map.

Councilmember McCune stated his support for a map that retains the eastern Belmont neighborhoods together and the northern portion of El Camino Real (ECR) be included in the portion of the map designated as “C”.
5 Multi-Agency Meeting Minutes
March 8, 2022
Page | 2
Councilmember Stone voiced support for the eastern and western portions of ECR to remain in the same district, he noted that the areas face similar traffic, construction and development concerns that make them a Community of Interest (COI). He noted that census and precinct blocks may not be divided.

Councilmember Hurt stated support for east and west ECR to remain in the same district and concurs with Councilmember Stone. She stated caution in dividing smaller streets into different district.

Councilmember Lieberman stated that he did not have a strong preference for any one map and is open to further discussion and public input.

Councilmember Mates stated support for keeping the open space and central portions of the city together as well as the Carlmont commercial and Barrett and NDNU areas within the same boundaries.

Mayor Mates invited comments from the public.

A number of members of the public provided comments on the draft maps.

Mayor Mates closed the public hearing for the special meeting session portion of the discussion.

City Attorney Rennie clarified rank choice voting stating that it is not a system of voting that a general law city may utilize.

ADJOURNMENT 7:03 PM
CALL TO ORDER 7:04 PM

ROLL CALL
COUNCILMEMBERS PRESENT: Lieberman, Stone, Hurt, McCune, Mates

PLEDGE OF ALLEGIANCE
Led by Mayor Mates

REPORT FROM CLOSED SESSION
No Closed Session is on this agenda.

SPECIAL PRESENTATIONS
Introduction to Information Technology (IT) Strategic Plan Information Technology Director Jones presented an overview of the 3-to-5-year IT strategic plan development and proposed implementation phases. He noted that projects are driven by immediate business needs, hardware lifecycle and industry standards and best practices. He noted completed initiatives from the 2015 plan and provided an overview of up coming projects.

PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Terri Cook, Belmont Park Boosters, announced the upcoming concert series she noted that volunteers are needed.

Karen Shane, Belmont resident, commented on cyber security. 6 Multi-Agency Meeting Minutes
March 8, 2022
Page | 3

COUNCILMEMBER ANNOUNCEMENTS
Councilmember Liberman commented on cyber security.

Councilmember Hurt and Stone invited the public to the Black History event at the Domini Haskins Museum
Councilmember Stone commented on the Bloody Sunday event he attended. He announced the upcoming Rotary Lobster Feed in April.

Mayor Mates announced the ongoing Parks and Recreation Youth Commission recruitment, she announced the State of the City Address tomorrow, and announced the Belmont PD’s antibullying campaign.

CONSENT BUSINESS
Resolution 2022-015 (1) finding that as a result of the COVID-19 statewide emergency, meeting in person would present imminent risks to the health or safety of attendees of council and citizen advisory body meetings, and that state and local officials continue to recommend measures to promote social distancing, and (2) directing the Council’s Citizen Advisory Bodies to make consistent findings
Motion to received January 2022 Financial Report
Motion to receive report on the Ralston Avenue Corridor Improvement Project Segment 3 Resolution 2022-016 authorizing the city manager to execute a Service Agreement with restoration design group to Implement the Twin Pines Park Belmont Creek Restoration Project Resolution 2022-017 authorizing the city manager to execute a Service Agreement with craft water engineering to Implement the Twin Pines Park Storm Water Detention Basin Project In response to Councilmember Stones’ question City Manager Oskoui stated that in person meetings will resume in April.

In response to Councilmember Stone Public Works Director Brown stated that eastbound class 2 bike lanes end near South Road due to the narrowing of the road and cyclists are directed thru Twin Pines Park.

In response to Councilmember Lieberman Public Works Director Brown explained that 20 percent of the $3 million dollars to implement the Twin Pines Park Storm Water Detention Basin Project will be funded by Belmont and remaining from outside grants including San Mateo County and City of San Carlos.

ACTION: On a motion made by Councilmember Stone and seconded by Councilmember Hurt the Consent Business items were unanimously approved by a roll call vote. (5-0)

PUBLIC HEARINGS
NOTE: The regular meeting recessed at 7:30 p.m. to resume the Special Meeting public hearing on District Elections Map, At-Large Mayor and Sequence of Elections. 7 Multi-Agency Meeting Minutes
March 8, 2022
Page | 4
City Attorney Rennie provided a background of the districting process as related to the City of Belmont. He briefly summarized the timeline and staff recommendations for completing the process. He noted that the Council is asked to:
• Select a map establishing council districts after presentation for a seven day public review • Decide on the term of the at-large Mayor and whether the first mayoral election is in November 2022 or 2024 and provide public comment period • Decide which district seats will be up for election in November 2022 and 2024 • Introduce an ordinance establishing a by-district system of electing four members of the City Council and an at-large Mayor
In response to Councilmember Lieberman Mr. Rennie stated that incumbency cannot be a consideration in drawing districts. He noted that the districting process also cannot shorten the current length of an office holder.

Mayor mates reopened the public hearing a number of individuals came forward to speak on the proposed draft maps and selection of mayor.

Council discussion ensued regarding the four districts and at-large Mayor. Council concurred that the current council is configuring the position and districts to best benefit Belmont.

Council engaged in a discussion to create a final draft map.

City Attorney Rennie stated that in order to meet the time obligation for adoption of a final map Council can define options for publishing and chose a final map at the consecutive meeting, he further explained that no changes can be made to the drafts before adoption. He also explained that sequencing of districts for election and mayor at large will need to be decided at the consecutive meeting and prior to April 12th.

Council concurred to publish draft maps numbered 1 and 2 with four alpha districts.

Council discussion ensued regarding the term of the at large mayor.

Council concurred on a 2-year mayoral term. City Attorney stated that the remaining determinizations are selection of the final map, sequence of district elections and at large mayor.

ACTION: On a motion made by Mayor Mates and seconded by Councilmember Stone an ordinance changing the method of electing residents to the city council from at-large to by-district with an elected mayor was introduced by a roll call vote. (5-0)

GENERAL BUSINESS
Housing Preference Policy for Affordable Housing Units
Community Development Director de Melo stated that the City continues to invest Affordable Housing Funds in the development of new affordable housing units, he noted that during the Firehouse Square entitlement process the City Council expressed an interest in creating a local live-work housing preference policy for City sponsored units. 8 Multi-Agency Meeting Minutes
March 8, 2022
Page | 5
He defined the Live-Work policy stating that it offers application priority to income-qualifying residents who either live or work in the housing area and must be structured to not to have any disparate or discriminatory impacts on a protected class of people.

He defined two Belmont goals that would be supported by a live-work preference policy: mitigate the impacts of displacement on lower income households and reduce vehicle miles travelled (VTM) and greenhouse gas emissions.

In response to Councilmember Hurt Community Development Director de Melo stated that the focus of the Live-Work policy is on emissions rather natural disaster displacement.

In response to Councilmember Lieberman Mr. de Melo stated that offering a housing preference to family members of Belmont residents not living or working in Belmont does not achieve the goals of the policy. City Attorney Rennie clarified that not working or living in Belmont would expand the nature of the preference in a way that has not yet been researched and may exasperate the disparate impact.

Mayor Mates opened the item for public comment. Two members of the public provided comments one being inaudible.

ACTION: On motion made by Councilmember Stone and seconded by Councilmember McCune Resolution 2022- 017-A adopting a housing preference policy that prioritizes households living or working in San Mateo County was unanimously approved by a roll call vote. (5-0).

Annual Transportation and Mobility Update
Public Works Associate Engineer Wada presented the annual transportation and mobility update for Parking, Traffic and Pedestrian Safety Improvements. She noted that infrastructure and mobility is one of the five Council Strategic focus areas and highlighted that education, enforcement and engineering are benchmarks in finding solutions for traffic. She briefly described the 2021 Parking Traffic and Safety Committee (PTSC) improvements and major pavement and road reconstruction projects. She provided a look ahead.

ACTION: On a motion made by Councilmember Stone and Seconded by Councilmember McCune the meeting was extended by 30 minutes to 10:30 pm.

BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF
Verbal report from Councilmembers on Intergovernmental (IGR) and Subcommittee Assignments
None
Verbal report from City Manager
City Manager Oskoui announce Mayor’s Sate of the City to be held the following day at noon.

MATTERS OF INTEREST/CLARIFICATION
Appointment to City Commissions
Councilmembers commented regarding the caliber of applicants and provided their thought process in their decision making.
9 Multi-Agency Meeting Minutes
March 8, 2022
Page | 6
ACTION: On a motion made by Councilmember Stone and Seconded by Councilmember Hurt the following resolutions were unanimously adopted by a roll call vote:

Resolution 2022-018 appointing Brian Kulich and Rocsana Enriquez to the Planning Commission term ending in 2025
Resolution 2022-0019 appointing Austin Lee, Karl Mittelstadt, James Simmons, to the Parks and Recreation Commission term ending in 2024
ADJOURNMENT at this time being 10:45 PM in honor of the people of Ukraine fighting the invasion of Russia.

Jozi Plut, CMC
City Clerk
10 Combined Agency Meeting Minutes
April 26, 2022

Meeting Minutes of the Special and Regular Meeting of April 26, 2022 of the Belmont City Council and Belmont Fire protection District
City Council Chambers, City Hall, One Twin Pines Lane, Belmont, California CALL TO ORDER: 5:45 PM
ATTENDED BY: Councilmembers Lieberman (via Zoom), Stone, Hurt, McCune, Mates

CLOSED SESSION
Mayor Mates opened public comment no member of the public came forward to speak.

1. Conference with Conference with Labor Negotiators (Govt Code Section 54957.6) Agency designated representatives: Afshin Oskoui, City Manager; Employee organization:

Mid-Management Confidential Employees Association (MMCEA) ADJOURNMENT at this time being 6:10 pm

STUDY SESSION
CALL TO ORDER 6:15 pm
ATTENDED BY: Councilmembers Lieberman (via Zoom), Stone, Hurt, McCune, Mates Housing Element 2023-2030 Review of Draft Housing Opportunity Sites, Fair Housing Assessment, and Draft Programs
Diana Elrod, City Consultant provided an overview of the 1968 Fair Housing Act, noting that it was designed to prohibit discrimination concerning the sale and financing of housing. She also provided an overview of the 218 Assembly Bill 686 defined as Affirmatively Furthering Fair Housing (AFFH). She outlined the AFFH public input and reaching underrepresented groups are requirements and explained how Belmont is meeting the requirements.

Ms. Elrod stated that Belmont struggles to provide housing affordability She provided feedback from a Belmont AFFH survey noting the top housing challenges being affordability, home or apartment too small for entire family and retaliation concerns when requesting repairs. She further noted top neighborhood challenges including lack of sidewalks, walking areas and access to public transit.

Ms. Elrod outlined the AFFH goals, polices, and actions. She stated that The Housing Element must include programs and policies that support development of new housing units across all income levels.

Ms. Rose provided an overview of Reginal Housing Needs Assessment (RHNA) activity in Belmont noting that Belmont is experiencing a development activity uptick, she noted that the Belmont RHNA requirement is 468 and currently 508 units received building permits. She further noted that ADU’s are considered moderate income housing and about ten are approved per year in Belmont. She noted that more housing is needed outlined potential future sites. Ms. Rose outlined the next steps noting upcoming meetings and anticipated Planning Commission Study Session. 11 Combined Agency Meeting Minutes
April 26, 2022

Council concurred that Belmont is on the right track. Council concurred that further progress is needed including increasing housing choices for homebuyers and renters of all income levels is necessary.

ADJOURNMENT at this time being 7:00 pm
Jozi Plut
City Clerk
CALL TO ORDER: 7:03 PM

ROLL CALL
COUNCILMEMBERS PRESENT: Stone, Lieberman (via Zoom), Hurt, McCune, Mates

PLEDGE OF ALLEGIANCE
Led by Mayor Mates

REPORT FROM CLOSED SESSION
City Attorney Rennie stated that there are no reportable actions from the previously held closed session.

SPECIAL PRESENTATIONS
Proclamation Celebrating April 29th as Arbor Day
Mayor Mates read the proclamation.

Earth Day Art Contest Participation Acknowledgment
Mayor Mates presented certificates to participants of the children’s poster art contest; Elena Woo, Emily Shagong, Lila Ree Sammy Kate Balster, Sofie Khandelwal (winner of the contest)

PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Shelly Patel, commented in support on cannabis retail Belmont.

COUNCILMEMBER ANNOUNCEMENTS
Mayor Mates announced that she attended the School Force Celebrate the Music event and thanked all involved.

Councilmember Stone concurred with Mayor Mates and invited the public to consider volunteering for the event next year. He recognized the Parks and Recreation Egg Adventure Event and the Public Works Earth Day event.

Councilmember Hurt stated that she moderated a San Mateo County event to end homelessness and invited the public to watch the event on the San Mateo County website.

Mayor Mates announced the upcoming Slice House Pizza restaurant grand opening event. 12 Combined Agency Meeting Minutes
April 26, 2022

CONSENT BUSINESS
Approve Minutes of the Special and Regular Meeting Oct 12, 2022 Minutes of the Special and Regular Meeting October 26, 2022 Minutes of the Special Meeting Nov. 2, 2022 Minutes of the Special and Regular Meeting Nov. 9, 2022
Approve Monthly Financial Reports March 2022
Ordinance 2022-1164 codifying District-Based Elections established by Ordinance No 2022- 1162, establishing the sequence of Councilmember elections by-Districts, setting the term and initial election date for the elective Mayor, and reorganizing the city Code to incorporate the change in method of Council elections
Resolution 2022-029 directing the city manager to establish a new 2-year pilot program allowing dogs off-leash at Barrett Community Center with reduced hours Resolution 2022-030 Summarily Vacating A 5-Foot Sanitary Sewer Construction and Maintenance Easement Across a Portion of Lot 29 And Lot 28, Block 121 In The Belmont Country Club Properties Subdivision No. 10 (3700 Naughton Avenue) Resolution 2022-031 Authorizing the City Manager to Enter Into a Cost Sharing Agreement With CP VII 815 Belmont Llc (Developer) For The Replacement of the Sewer Main Along Hiller Street in the Amount of $1,671,279.

Resolution 2022-032 authorizing an amendment to the City’s agreement with Bertrand, Fox, Elliot, Osman and Wenzel for legal services and the procurement of legal services at the rates set forth in the attachment to the resolution
Comments on Consent items:

Councilmember Hurt suggested expanding to other areas beside Barrett and Cipriani for off-leash use.

Parks and Recreation Director Shearer stated that an area of Twin Pines Park is begin assessed for off leash use.

Councilmember Stone stated the proposed area is not ideal due to automobile traffic.

Public Comment
Ruth Marinshaw, commented in support of Barrett of-leash use.

Jessie, commented in support of Barret of-leash use.

Email correspondence received regarding council minutes.

City Attorney read the title of Ordinance 2022-1164 codifying District-Based Elections established by Ordinance No 2022-1162, establishing the sequence of Councilmember elections by-Districts, setting the term and initial election date for the elective Mayor, and reorganizing the city Code to incorporate the change in method of Council elections; ACTION: On a motion made by Councilmember Stone, seconded by Council member Hurt the consent business was unanimously approved as amended by a roll call vote. (5-0)

ITEMS REMOVED FROM THE CONSENT BUSINESS FOR SEPARATE

CONSIDERATION
13 Combined Agency Meeting Minutes
April 26, 2022

Resolution Establishing A Volunteer Position Of City Historian And Appointing Karl Mittelstadt To Serve As The First City Historian For Belmont For A 3-Year Term Councilmember Lieberman stated that he supports consideration naming Denny Lawhern as honorary historian.

Council concurred with the suggested honorable mention.

City Attorney Rennie stated staff will amend the resolution for Council consideration at a subsequent meeting.

Councilmembers Hurt suggested language change in the resolution from Native American to Indigenous People and requested that the item returns on a portion of the agenda for deliberation.

Email correspondence was received regarding council minutes and City Historian.

PUBLIC HEARINGS (None)

GENERAL BUSINESS
Introduction of Age-Friendly City Initiative and Establishment of Task Force Parks and Recreation Director Shearer stated that the City is seeking designation as an AgeFriendly City, she noted that the designation demonstrates to the community and commits the City to implement improvements to quality of life of the aging population. She noted that the City is seeking participants for upcoming focus groups.

Cynthia Nakayama, Deputy Director, Center for Age Friendly Excellence (CAFE) provided an overview of San Mateo County age friendly efforts of age friendly cities and communities. She explained that the groups initiative is to create healthy, active, sustainable and engaged intergenerational communities.

In response to Councilmember McCune, Ms. Nakayama stated that there is no guarantee for additional funding to Cities as a result of adopting the Age-Friendly City Initiative.

ACTION: On a motion made by Councilmember Stone and seconded by Councilmember Hurt Resolution 2022- 033 to accept the Center for Age-Friendly Excellence’s assistance in applying for the Age-Friendly Communities certification under the AARP/World Health Organization’s Network of Age-Friendly Communities and establishing an Age-Friendly Communities Task Force to assist staff in overseeing the process was approved by a role call vote. (5-0) Return to Fully Virtual Meetings May
City Attorney Rennie stated that Council can provide direction on continuing conducting in person meeting or returning to virtual only. He noted that there are indicators in the County that the emerging COVID variant B2A may create another potential outbreak.

Council discussion ensued.
14 Combined Agency Meeting Minutes
April 26, 2022

In response to Councilmember McCune, City Attorney Rennie stated that justifying teleconferencing is viable if an imminent hazard is identified to attendees or if state and local officials continue to promote physical distancing as a COVID prevention strategy.

Public Comment
Ruth Marinshaw commented in support of continuation public participation meetings in public and virtual form.

Council concurred to amend the resolution to continue meeting in a hybrid format allowing for in person and virtual opportunities for staff and public participation.

Resolution language amended in section 1: The Council has examined the circumstances of the state of emergency and finds that the state and local officials currently recommend measures to promote social distancing.

ACTION: On a motion made by Councilmember McCune and seconded by Councilmember Stone Resolution 2022-034 Finding That as A Result of The Covid-19 Statewide Emergency, That State And Local Officials Continue To Recommend Measures To Promote Social Distancing, And Directing The Council's Citizen Advisory Bodies To Make Consistent Findings was unanimously approved as amended by a roll call vote. (5-0)
Energy Reach /EV Infrastructure Code Amendments
Community Development Director de Melo noted that the Council last considered the item in February of 2022 and provided language changes to staff to incorporate into the ordinance. He briefly defined Rach Codes noting that reach codes are local enhancements to state building code which cities adopt as part of the State’s 3-year building cycle. He explained the collaboration with Peninsula Clean Energy (PCE) initiative aimed at improved economic and energy performance for new construction. He further noted that the Reach Codes address building electrification reducing use of natural and increased electric vehicle (EV) charging readiness.

He provided a review on the Energy Reach & EV Infrastructure code amendments which would require new multifamily and commercial buildings to be all- electric with some exceptions, require all exempted appliances have electrical pre-wiring to accommodate a future electric appliance, and require all new Single-Family Dwellings (SFD) be all-electric. He noted exemptions for pharmaceuticals and medical labs that must use flame; restaurant and hotel banquet kitchens that use certain type of cooking; can use fuel/gas for commercial drying; and commercial buildings where infeasible or economically unjustifiable. He identified the EV infrastructure recommendations for residential and non-residential and office and non-office bildings.

Council discussion ensued.

Mayor Mates opened the public hearing.

Public Comments in support of adoption of Reach Codes provided by Diane Bailey, Terry Nagel
15 Combined Agency Meeting Minutes
April 26, 2022

Email comments received
Jennifer Hennings
Mayor Mates closed the public hearing.

Councilmember McCune stated support for electric vehicle charging and certain types of appliances. He noted concerns with the economics of the all-electric buildings. He expressed concern with the financial analysis and assumptions provided. He expressed concern with not allowing exemptions for affordable housing. He expressed concern with safety and reliability with all electric homes in regard to the possibility of lengthy outages. He stated concern with regulation he noted that the state process is sufficient over by city regulation. He does not support Belmont becoming an early adopter of technologies that are not mainstream.

Councilmember Hurt stated support for acting aggressively toward a zero-emission future.

Councilmember Stone stated that hard actions are necessary.

Councilmember Lieberman concurred with concerns that not providing exemptions to affordable housing and the PG&E cost structure that will follow.

ACTION: On a motion made by Councilmember Hurt and seconded by Councilmember Stone Council made Express Findings That Modifications to the 2019 California Green Building Standards Code by Reference as Amended with Local Reach Energy Standards are Reasonably Necessary Due to Local Conditions by a roll call vote. (4-1) Refinancing of Sewer Treatment Facility Revenue Bonds, Series 2009A Finance Director Castaneda stated that the city continually monitors sewer treatment facility revenues to ensure that they are sufficient for debt serves payments and obligations to Silicon Valley Clean Water. She noted that the charge became effective in 2011 and no increases were made to the charge. She explained the repayment model and noted that in FY 2028 the City is scheduled to make more payments and explained that the refinancing of the bonds will effectually assist in the repayment. She noted that in doing so the City will save in total of 3.5 million dollars in debt service.

City Consultant Jaime Trejo, PFM, Financial Advisors, outlined the debt service funding strategy.

He stated that under current assumptions, sewer treatment facility revenues are projected to be sufficient for at least the next five fiscal years. He explained that in FY 2027-28, net sewer treatment facility revenues are conservatively projected to be less than the projected annual debt service on the City’s sewer treatment facility debt. City staff and its financial advisor identified opportunities in the City’s debt profile to lower debt service payments by refunding outstanding 2009A debt and contribute available reserves to the defeasement on the 2009A bonds. He stated that refunding will postpone the need to raise sewer treatment facility charges keeping sewer treatment facility charges at their current levels through 2034. He noted that City staff and its financial advisor will monitor opportunities in the City’s debt profile to lower debt service payments.
16 Combined Agency Meeting Minutes
April 26, 2022

Recess to JPFA Meeting: 9:50 pm
Reconvene City Council meeting 9:51 pm
ACTION: on a motion made by Councilmember Stone and seconded by Councilmember Hurt Resolution 2022- 035 Appropriating $913,100 of Available Fund Balance in The Sewer Facility Treatment Fund Toward Refinancing of an Outstanding Installment Payment Obligation Payable from Sewer Treatment Facility Revenues and Related Bonds of the Belmont Joint Powers Financing Authority and,
Resolution 2022-036 Approving a Refinancing of an Outstanding Installment Payment Obligation Payable from Sewer Treatment Facility Revenues and Related Bonds of the Belmont Joint Powers Financing Authority, Approving an Installment Purchase Agreement and Other Financing Documents, and Authorizing Related Actions were approved by roll call vote. (5-0) Military Equipment Policy
Police Chief Stenquist provided a review Belmont Police Department - Draft Military Equipment Policy 710 he explained that on January 1, 2022 AB 481 (Military Equipment Use Law) became law intending to provide safeguards for the public around the use of military equipment within the community. He explained that the department has equipment which falls under the AB 481 definition of military equipment and stated that the Belmont Police Department does not posse or has requested any military equipment Granted by the Department of Defense. He noted that equipment shared regionally or by county was included in the Belmont policy for transparency.

He outlined the law and explained that the department will report annually on all equipment it poses.

In response to Council questions Chief Stenquist stated that Council approval is required if the department will purchase such equipment. He noted that bomb defusing equipment and drones used to conduct missing person is considered military equipment under this law.

Public Comment provided by
Deborah Leschyn, commented in opposition to the military equipment policy Nancy Rabe, commented on transparency
Council Concluded the discussion

BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF
Verbal report from Councilmembers on Intergovernmental (IGR) and Subcommittee Assignments
Councilmembers reported on their assignments.

Councilmember Stone commented the Police Department immediate and structured response on the recent shooting near Carlmont Hight School
Verbal report from City Manager
City Manager Oskoui announced a working group meeting for the Alameda Corridor Project (4 Corners) He alerted the community to the various construction cities in the city. Scholarships and 17 Combined Agency Meeting Minutes
April 26, 2022

grant opportunities available through Belmont Parks. He announced that Public Works/Community Development administrative assistant was honored with an Leadership Award from the American Public Works Association (APWA) for her work with Environmental Sustainability Programs.

MATTERS OF INTEREST/CLARIFICATION
None
ADJOURNMENT at this time being 10:20 pm in memory of Steven Nelson, Belmont Sports Leader and volunteer and longtime community member Diana Proser.

Jozi Plut, CMC
City Clerk
18 Combined Agency Meeting Minutes
May 10, 2022

Meeting Minutes of Special and Regular Meetings of May 10, 2022 City Hall, One Twin Pines Lane, Belmont, California

STUDY SESSION
CALL TO ORDER 6:30 pm
ATTENDED BY: Councilmembers Stone, Hurt (virtual participants) Lieberman, McCune, Mates (in person)

STUDY SESSION
Business License Tax Modernization & Transient Occupancy Tax Update Housing and Economic Development Manager Rose provided an update on the proposed rates and fiscal impacts of the Business License Tax (BLT) Modernization and Transient Occupancy Tax (TOT). She explained that the efforts to modernize the structure of the BLT commenced in November of 2020 and staff is seeking final Council direction ahead of an ordinance and ballot measure. She outlined key principles from business focus groups and noted the proposed tax rate categories and business types. She noted that the proposed tax structure would be equitable across all business types and would eliminate the flat rate.

Ms. Rose outlined estimated TOT tax revenues from a current 12% tax rate to 14%. She noted that the pandemic continues to play a role on recovery relating to the travel industry. She explained that an increase in TOT is forecasted to bring the City to its pre-pracademic levels. She explained that the tax is locally-controlled and all funds generated would be deposited into the City’s general fund for unrestricted general revenue purposes.

Council discussion ensued. Councilmembers Lieberman, McCune and Stone stated that they hold Belmont Business Licenses and noted that after conferring with the City Attorney Rennie it was determined that they are not required to be recused from the discussion.

Council concurred to support the tax modernization updates.

Mayor Mates opened the item for public comment no member of the public came forward.

Adjournment at this time being 7:00 pm
Jozi Plut, CMC
City Clerk
CALL TO ORDER 7:00 pm

ROLL CALL
COUNCILMEMBERS PRESENT: Stone, Hurt (virtual participation), Lieberman, McCune, Mates (in person)
19 Combined Agency Meeting Minutes
May 10, 2022

PLEDGE OF ALLEGIANCE
Led by Mayor Mates

REPORT FROM CLOSED SESSION
No closed session on agenda.

SPECIAL PRESENTATIONS
Asian American and Pacific Islander Heritage Month Proclamation Mayor Mates read the proclamation and presented it to Wayne Lee, San Mateo County API Caucus.

Mr. Lee Thanked the Council for the recognition.

Jewish American Heritage Month Proclamation
Mayor Mates read the proclamation and presented it to Julia Abramson, Jewish Community Relations Council.

Ms. Abramson thanked the Council for the recognition.

National Public Works Week Proclamation
Mayor Mates read the proclamation and presented it to Belmont Public Works Director Peter Brown.

Mr. Brown thanked the Council for the recognition and recognized the Belmont Public Works Department Staff and invited the public
Teacher Appreciation Week Proclamation
Mayor Mates read the proclamation and presented it to Nesbit Elementary School Eight Grade Teacher Chandra McKeon.

Ms. McKeon thanked the Council for the recognition.

National Mental Health Awareness Month Proclamation
Mayor Mates read the proclamation.

Belmont Police Officer Clyde Hussey thanked the Council for recognizing the Belmont Police Department efforts on mental health awareness.

RECESS: 7:20n
RECONVENE 7:25 pm

PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Giuliano Carlini commented on providing right of way to cyclists on Belmont roads. He thanked Public Works staff for responding to his requests.
20 Combined Agency Meeting Minutes
May 10, 2022

Mike Schrader, commented on the closure of the Sutter Health swimming pool.

COUNCILMEMBER ANNOUNCEMENTS
Mayor Mates announced the upcoming Public Works Open House event.

CONSENT BUSINESS
Approved Minutes of 11-23-2021 Special and Regular Meetings,12-13-2021 Special Meeting, 12-14-2021 Special and Regular Meeting Minutes
Resolution 2022-037 authorizing the City Manager to execute an agreement with Duke’s Root Control, Inc., for root foaming of sanitary sewer lines for an amount not to exceed $73,000 Resolution 2022-038 authorizing the City Manager to negotiation and execute a Task Order with MNS Engineers, Inc. to provide construction inspection and constructability review services for the 815 Old County Road Sanitary Sewer Main Upgrade Project for an amount not to exceed $197,314
Resolution 2022-039 approving a Permanent Encroachment Agreement to allow building encroachment above the public storm drain easement at Firehouse Square Phase 2 Townhomes Development
Resolution 2022-040 approving final subdivision map, subdivision improvement agreement and maintenance agreement for the Firehouse Square Phase 2 Townhomes Development Resolution 2022-041 authorizing the City Manager to execute an agreement with Abe Matar (“Broker”) for real estate broker services for marketing and sale of three City-owned housing properties, and approving a budget appropriation of $90,000 for commission fees and necessary repair and maintenance work
Resolution 2022-042 Authorizing The City Manager To Execute A Task Order With Pavement Engineering, Inc. To Provide Design, Potholing, Bid Support Services, Construction Support Services And As-Built Drawings For The 2023 Pavement Reconstruction Project For An Amount Not To Exceed $539,200
Email correspondence received on Consent Business items.

ACTION: On a motion made by Councilmember Stone and seconded by Councilmember McCune the consent agenda was unanimously approved by a roll call vote. (5-0)

PUBLIC HEARINGS
800-803 Belmont Avenue Residential Project
Adam Peterson City Contract Planner, MGroup, provided an overview of the project that will replace the existing Bel Mateo Motel . He noted that the project is consistent with the Belmont General Plan and Belmont Zoning Ordinance Development Standards. He noted that the 125-unit project is a 100% affordable low, very-low and extremely-low income residential dwelling. He described the entitlement requests and noted that the environmental documentation is consistent with CEQA requirements. He stated that the Belmont Planning Commission unanimously recommends certification of the EIR with statement of overriding Considerations and MMRP and approval of resolutions for the requested entitlements. 21 Combined Agency Meeting Minutes
May 10, 2022

Development Manager Jim Campbell, ROEM Builders, proved a presentation on the architectural design and development of the project. He noted that the project is a specific design for Belmont.

He outlined the project benefits including affordability, proximity to transportation and building and grounds sustainability.

Council Discussion ensued regarding elevation of the project and community outreach. Mr.

Campbell noted that traffic and parking was a main concern.

Mayor Mates opened the public hearing.

Public Comment provided by
Tana Hutchinson, Lisa Chan, Terry Kuan all commented on traffic and parking concerns.

Mary Morrisey Parden, Belmont Chamber of Commerce commented in support of the project.

Loring De Martini, commented in support of the project.

Girlie Keninger, commented on expectations of the community.

Email Correspondence received from
Judy And Warren McCarthy
Council discussion ensued. In response to Council questions Mr. Campbell stated that the application and selection will be standard and based on income level. He explained that on site resident parking will require registration.

Councilmember McCune stated concern regarding the elevation of the project. He explained that the state mandates are unavoidable. He noted that the three-bedroom unit size is concerning.

Councilmember Lieberman stated concern on the lack of guest parking and the size of units.

Council concurred that the project furthers the City’s housing goals and noted that the developer should demonstrate sensitivity to the immediate neighborhood regarding traffic and parking concerns.

In response to Council questions Mr. Peterson, City Contract Planner, MGroup, explained that the that the 26-foot width of surrounding streets will not allow for on street parking. He noted that there are requirements for on street parking at the project location and further explained that Belmont Avenue is a private street and is not a public right-of-way to allow for City improvements.

Planning and Community Development Director de Melo stated that the project will be constructed to the maximum width to extend Belmont Avenue to create two way traffic and sidewalk along the frontage of the property.

ACTION: On a motion made by Councilmember Hurt and Seconded by Councilmember Lieberman Resolution 2022-043 Adopting a Vesting Tentative Map (VTM) for the 800-803 Belmont Avenue Residential Project; Assessor’s Parcel Numbers: 044-172-190 And 044-172-200 (Appl. No. 2020-0020)
22 Combined Agency Meeting Minutes
May 10, 2022

Resolution 2022-044 Making all Findings Required Under the California Environmental Quality Act (CEQA), Including a Statement of Overriding Considerations, and Adopting a Mitigation Monitoring and Reporting Program in Accordance With the California Environmental Quality Act (CEQA) for the 800-803 Belmont Avenue Residential Project (Appl. No. 2020-0020) Resolution 2022-045 Approving A Conditional Use Permit, Design Review, Grading Plan, Tree Permit, Affordable Housing Plan, Density Bonus and Height Increase In Exchange for Specified Public Benefits Under Belmont Zoning Ordinance (BZO) Section 31.4.1(F), Subject To City Council Approval of a Vesting Tentative Map, to Allow For Construction of a 125-Unit Affordable Residential Project on Property Located at 800 – 803 Belmont Avenue; Assessor’s Parcel Numbers: 044-172-190 And 044-172-200 (Appl. No. 2020-0020) were approved by a roll call vote (5-0)
RECESS: 8:42 pm
RECONVENE: 8:47 pm
At this time Councilmember Stone logged out of the meeting.

GENERAL BUSINESS
Ralston Corridor Improvement Project - Segment 3 Pavement Rehabilitation Assistant Public Works Director and City Engineer Barrilleaux provide an update on the project stating that the sidewalks along the corridor are completed including ADA improvements, pedestrian crossing enhancements, accessibility improvements and utility adjustments. He noted that the next steps including pavement work to begin in early summer. He noted that staff identified the need for a more robust treatment for the pavement from that first approved in 2019. He noted that staff recommends the cold in placement process and provided a description of the intended work.

Council discussion ensued.

In response to Council questions Mr. Barrilleaux explained that the proposed treatment would provide a much longer life span of the pavement than the standard slurry seal option.

ACTION: On a motion made by Councilmember Lieberman and Seconded by Councilmember McCune Resolution 2022-046 authorizing a budget appropriation of $350,000 in available Measure I funds to the Ralston Avenue Corridor Improvement Project Segment 3 #3223 (234-3- 730-3223-9030), 2) authorizing the City Manager to execute Change Order Number 9 for $512,000 for the Ralston Corridor Improvements Project - Segment 3, City Contract Number 2020-589, and 3) authorizing the City Manager to execute a Task Order Amendment with MNS Engineers for additional Construction Management services not to exceed $300,000 was approved by a roll call vote (4-0 Stone Absent).

Establishing a City Historian
Parks and Recreation Director Shearer outlined the roles and responsibilities the proposed volunteer City Historian position. She noted that the appointment process could be either by Council or by application in the future. She stated that staff recommends that Denny Lawhern be posthumously appoint as the City’s first historian, she noted his work preserving the Belmont 23 Combined Agency Meeting Minutes
May 10, 2022

history to be carried forward and established the Belmont Historical Society. She recommended appointing Karl Mittelstadt as the City’s second Historian, stating that his dedication and caring forward the Belmont Historical Society and the City’s legacy is evident in his years of service to the City.

She requested that the resolution title be amended to reflect Denny Lawhern as the first Historian and appointing Karl Millstadt as the second. She identified other edits including removing reference to Karl Mittelstadt as cofounder of the Belmont Historical Society, added in error.

ACTION: On a motion made by Councilmember McCune and seconded by Councilmember Lieberman Resolution 2022-047 establishing a volunteer position of City Historian and posthumously appointing Denny Lawhern as Belmont’s first Historian and appointing Karl Mittelstadt to serve as the second City Historian for Belmont for a 3-year term was approved by a roll call vote as amended. (4-0 Stone absent)

BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF
Verbal report from Councilmembers on Intergovernmental (IGR) and Subcommittee Councilmembers reported on their IGR assignments.

Assignments Verbal report from City Manager
City Manager Oskoui announced the collaboration with the Silicon Valley Convention Bureau for Peninsula restaurant week. He announced the upcoming Bike to school day event in collaboration with Carlmont School and City of San Carlos, Movies in the Park is expanding to other parks in the City and take the survey for movie suggestions and pickle ball reservations are required for court availability.

MATTERS OF INTEREST/CLARIFICATION (none)
ADJOURNMENT at this time being 9:12 pm, In Memory of Ivano Pellegrini, General Partner of the Carlmont Shopping Center. To the Belmont Community her was a supporter of small and large business, often assisted community members to establish and thrive in business with solid advice based upon his firsthand knowledge. Ivano was a friend and mentor to many, he contributed so much to the success and economically prosperous areas of Belmont.

Jozi Plut, CMC
City Clerk
24 Minutes of Special Meeting
September 19, 2022
(Commission Interviews)

CITY OF BELMONT CITY COUNCIL AND BELMONT FIRE PROTECTION

DISTRICT BOARD OF DIRECTORS
Minutes of Special Meeting of September 19, 2022 (Youth Commission Interview)

ITEMS OF BUSINESS
CALL TO ORDER 5:15 pm
COUNCILMEMBERS PRESENT: Lieberman, Hurt, Mates (in person) COUNCILMEMBERS ABSENT: McCune, Stone

GENERAL BUSINESS
Parks and Recreation Youth Commission Interview
Discuss Interview Process
Councilmembers gathered and discussed the interview process.

Interview Candidate for Youth Parks and Recreation Commission Candidate Edward Kogan was interviewed for one vacant Parks and Recreation Commission nonvoting position.

Council concurred to discus an appoint at the next regular Council meeting on September 27, 2022 ADJOURNMENT at this time being 5:55 pm
Jozi Plut, CMC
City Clerk
25 FISCAL YEAR 2023 MONTHLY FINANCIAL REPORT - JULY 31, 2022 HIGHLIGHTS

PERFORMANCE AT

A GLANCE REPORT
• General Fund balance increased
compared to prior YTD

FUND RECAP AT A

GLANCE REPORT
Increasing Fund Balance to PY:
•General Fund
•Development Services
•General Plan Maintenance
•Public Art
•Afforable Housing Successor
•Measure W
•Infrastructure
•Planned Park
• Sewer Treatment
• Fleet and Equipment Management
Decreasing Fund Balance to PY:
• Street Maintenance
• RMRA Street Project
• Street Improvements
• Park Impact
• Storm Drainage

CASH DISBURSEMENTS &

PURCHASE ORDER ACTIVITY
REPORT

BUDGET VARIANCE
REPORT
• Management Discussion & Analysis
• Tax Trends
This report contains financial information which has not been reviewed or audited by an independent auditor, does not reflect the application of generally accepted accounting principles in all instances and is subject to future revision. This report has not been prepared with a view to informing an investment decision in any of the City’s bonds, notes or other obligations. Any projections, plans or other forward-looking statements included in this report are subject to a variety of uncertainties that could cause any actual plans or results to differ materially from any such statement. The information herein is not intended to be used by investors or potential investors in considering the purchase or sale of the City’s bonds, notes or other obligations and investors and potential investors should rely only on information filed by the City on the Municipal Securities Rulemaking Board’s Electronic Municipal Market Access System for municipal securities disclosures and website, maintained on the World Wide Web at https://emma.msrb.org/ These financial reports are designed to provide a general overview of the City of Belmont’s interim finances. Questions concerning any information provided in these reports should be addressed to [email protected] or for additional information regarding the City’s financial activities, including past award winning audited financial statements, transparency efforts and best practices please visit the City at www.belmont.gov. 26 City of Belmont
Performance at a Glance
Results for the Period Ended July 31, 2022
(000's)
6/30/2013 $6,200 Audited
6/30/2014 $8,204 Audited
6/30/2015 $9,049 Audited
6/30/2016 $9,177 Audited
6/30/2017 $11,128 Audited
6/30/2018 $11,325 Audited
6/30/2019 $14,846 Audited
6/30/2020 $13,637 Audited
6/30/2021 $13,398 Audited
6/30/2022 $17,839 Unaudited
7/31/2022 $20,374 Unaudited
* excludes Measure I
\0
The General Fund balance is $20.3 million, a $2.5 million increase compared to amount at the prior fiscal year end. The increase compared to the 6/30/22 balance was primarily due to the receipt of the second and last tranche of one‐time $3.2 million in ARPA Federal Coronavirus State and Local Fiscal Recovery Funds.

General Fund
Fund Balance ‐ YTD Fund Deficits
As shown on the Fund Recap at a Glance (page 3), the Recreation Fund, Supplemental Law Enforcement, Street Maintenance amd Facilities Management Fund have deficits and are expected to be eliminated in a future period.

General Fund Balance Trends*
$0
$2
$4
$6
$8
$10
$12
$14
$16
$18
$20
$22
General Fund Balance Trend
(in millions)
June May
$0 $20
Budget
Expenditures
Actual
Expenditures
Budget
Revenues
Actual
Revenues
All Funds Revenues & Expenditures
YTD Comparison (in millions)
46%
44%
4%
4% 2%
Capital Improvement Plan
Streets Sewer
Technology Recreational Facilities
Parks & Open Space
2 27
Unaudited Unaudited PY YTD
Fund Fund Bal. YTD YTD PY YTD YTD YTD PY YTD Fund Bal. Fund Bal.

Fund Name 06/30/22 Budget Actual (Under) % Actual Budget Actual Under % Actual 07/31/22 07/31/21 (1) (2) Over (3) (Over) (1)+(2)-(3)

GENERAL FUND
101 General $17,839 $2,580 $4,246 $1,666 165% $3,170 $2,359 $1,711 $647 73% $1,491 $ 20,374 14,700 102 Measure I 2,939 181 (185) (366) -102% (185) 421 17 404 4% 17 2,738 3,578

SPECIAL REVENUE FUNDS
205 Recreation (0) 325 47 (278) 14% 20 321 296 24 92% 221 (250) (201) 206 Library Maintenance & Operation 835 25 0 (25) 0% 0 60 20 40 33% 19 815 944 207 Athletic Field Maintenance 375 8 22 14 292% 5 23 2 20 9% 4 395 378 208 City Tree 297 1 0 (0) 47% 1 6 3 3 51% 2 295 325
209 Senior Services Donation 90 0 0 (0) 15% 0 0 0 0 N/A 0 90 86 210 Development Services 1,085 461 536 75 116% 336 473 357 116 75% 315 1,264 437 212 General Plan Maintenance 1,305 42 276 234 660% 16 86 8 78 9% 0 1,573 754 223 Belmont Fire Protection District 16,217 1,217 385 (832) 32% (91) 1,026 22 1,004 2% 3,807 16,580 11,510 225 Police Grants and Donations 33 0 0 (0) 0% 0 0 0 (0) 114% 0 33 35 227 Supplemental Law Enforcement 0 15 0 (15) 0% 0 14 13 1 94% 17 (13) (17) 231 Street Maintenance (1) 197 11 (186) 6% 64 203 219 (16) 108% 218 (209) 495 232 RMRA Street Project (1) 50 0 (50) 0% 0 64 2 62 3% (40) (2) 394 233 Measure W 1,107 46 (32) (78) -70% (32) 27 0 27 0% 0 1,075 217 234 Street Improvements 1,255 132 131 (2) 99% 28 198 12 186 6% 10 1,374 2,184 237 Traffic Impact 200 68 0 (68) 0% 0 0 0 0 N/A 0 200 0 239 Public Art 396 26 0 (26) 0% 0 0 0 0 N/A 0 396 0
275 Affordable Housing Successor 6,468 358 6 (352) 2% 8 25 3 23 10% 8 6,471 3,688 277 Inclusionary Housing 2,452 66 0 (66) 0% 0 0 0 0 N/A 0 2,452 2,385 Total Special Revenue 32,115 3,037 1,381 (1,656) 45% 354 2,525 956 1,569 38% 4,581 32,539 23,614

CAPITAL PROJECT FUNDS
308 General Facilities 725 3 0 (3) 0% 0 31 0 31 1% 1 725 827 310 Infrastructure 2,809 101 0 (101) 0% 0 213 0 213 0% 0 2,809 2,302 312 Comcast PEG Program 396 0 0 (0) 0% 0 10 0 10 0% 0 396 363 341 Planned Park 1,989 117 406 290 348% 0 63 (5) 68 -9% 5 2,401 352 342 Park Impact 327 234 0 (234) 0% 0 97 0 97 0% 0 327 1,397 343 Open Space 164 0 0 (0) 0% 0 4 (11) 15 -289% 1 175 205 704 Special Assessment Districts 309 0 0 (0) 0% 0 0 0 0 N/A 0 309 308 Total Capital Projects 6,719 456 406 (49) 89% 0 417 (16) 433 -4% 7 7,141 5,754

DEBT SERVICE & OTHER FUNDS
406 Library Bond Debt Service 270 56 0 (56) 0% 0 57 523 (466) 917% 508 (253) (241) 501-505 Sewer Collection System 25,615 1,315 308 (1,007) 23% 16 1,342 487 856 36% 1,344 25,437 18,991 507 Sewer Treatment 25,992 263 0 (263) 0% (0) 356 (248) 604 -70% 1,628 26,240 22,673 525 Storm Drainage Enterprise 2,588 184 63 (121) 34% 3 244 127 117 52% 141 2,523 3,448 530 Solid Waste Management 1,767 46 0 (46) 0% 0 46 42 4 91% 28 1,725 1,554 570 Worker's Compensation 1,537 58 69 11 118% 71 59 614 (555) 1039% 538 992 870 571 Liability Insurance 3,387 59 (1,720) (1,778) -2937% (1,673) 89 454 (365) 510% 380 1,213 1,323 572 Self Funded Vision - 0 0 (0) 0% 1 0 (13) 13 -3264% (15) 13 15 573 Fleet & Equipment Management 7,439 371 370 (2) 100% 423 383 439 (56) 115% 349 7,369 5,905 574 Facilities Management 0 183 144 (39) 79% 129 194 302 (108) 156% 243 (158) (73) 575 Benefit Prefunding 1,081 123 116 (7) 94% 108 109 404 (295) 370% 106 793 1,441 775 Successor Agency Trust Fund1
0 0 0 0 N/A 0 0 0 0 N/A 796 0 (4,226)
Total Debt & Other 69,676 2,657 (651) (3,308) -24% (922) 2,881 3,131 (250) 109% 6,046 65,895 51,680 Total All Funds $129,289 $8,911 $5,198 ($3,714) 58% $2,418 $8,602 $5,800 $2,803 67% $12,142 $128,686 $99,326 Fund Types:
1 The Successor Agency Trust Fund is a Fiduciary Fund and is only displayed here for informational and reporting purposes.

General Fund - Used to account for and report all financial resources not accounted for and reported in another fund.

Special Revenue Funds - Used to account for and report the proceeds of specific revenue sources that are restricted or committed to expenditure for specific purposes other than debt service or capital projects.

Capital Projects Funds - Used to account for and report financial resources that are restricted, committed, or assigned to expenditure for capital outlays, including the acquisition or construction of capital facilities and other capital assets.

Debt Service & Other Funds - Includes funds used to account for and report financial resources that are restricted, committed, or assigned to expenditure for principal and interest; funds used to finance and account for special activities and services performed by a designated department for other departments in the City on a cost reimbursement basis; and funds to account for operations financed and operated in a manner similar to a private business enterprise with the intent that the cost of providing goods and services is primarily financed through user charges; and funds used to account for assets held by the City as an agent.

Variance
Revenues Expenditures
Variance
City of Belmont
Fund Recap at a Glance
Results for the Period Ended July 31, 2022
(000's)
3 28
City of Belmont
Budget Variance Report
General Fund / All Other Funds
Results for the Period Ended July 31, 2022
(000's)
General Fund All Other Funds
Year to Date (YTD) Annual PY YTD Year to Date (YTD) Annual PY YTD Budget Actual Variance % Budget Actual Budget Actual Variance % Budget Actual

REVENUES
Taxes $1,704 ($305) ($2,009) -18% a $20,449 ($333) $1,573 ($217) ($1,790) -14% a $18,875 ($217) Property Taxes 565 - (565) 6,780 - 1,206 - (1,206) 91% 14,476 - Sales Taxes 345 (250) (595) -73% 4,136 (250) 285 (217) (502) 71% 3,423 (217) Other Taxes (55) 794 (849) -7% 9,533 (83) 81 - (81) 99% 977 - Licenses and permits 94 49 (45) 52% 1,124 4 155 367 212 237% 1,858 214 Intergovernmental 290 3,246 2,956 1118% 3,486 3,239 353 15 (339) 4% c 4,240 36 Charge for services 372 268 (104) 72% b 4,464 209 3,323 1,741 (1,581) 52% b 39,874 990 Fines and forfeits 14 1 (13) 5% 165 1 - - - N/A - -
78 987 908 1262% 938 46 44 528 484 1188% 534 10
Miscellaneous 28 0 (28) 1% 337 3 16 (1,483) (1,499) -8997% d 198 (1,786) Other financing sources - - - N/A - - 326 - (326) e 3,910 - Operating transfers in - - - N/A - - 540 - (540) f 6,483 - Total Revenues 2,580 4,246 1,666 165% 30,963 3,170 6,331 951 (5,380) 15% 75,973 (752)

EXPENDITURES
General government 584 439 (146) 75% 7,013 335 655 1,904 1,248 291% g 7,863 1,363 Public safety 1,222 1,132 (90) 93% 14,658 1,039 1,041 35 (1,005) 3% 12,486 3,825 Streets and utilities - - - N/A - - 2,732 889 (1,843) 33% 32,779 1,754 Culture and recreation 185 141 (43) 76% 2,214 118 675 622 (54) 92% 8,101 507 Urban redevelopment - - - N/A - 420 240 (180) 57% 5,043 241 Debt service - - - N/A - - 549 399 (150) 73% 6,589 2,962 Operating transfer out 368 - (368) 4,420 172 - (172) 2,063 Total Expenditures 2,359 1,711 (647) 73% 28,306 1,491 6,244 4,088 (2,155) 65% 74,924 10,651 $221 $2,535 $2,657 $1,679 $87 ($3,137) ($7,535) $1,048 ($11,403) Management Discussion and Analysis
(Items with unfavorable budget variance more than $0.1 million) General Fund:

Revenues
b) Charges for Services - The Sewer Use Fee (Collection & Treatment) is included as part of the City's Property Tax bill to be received semi-annually, typically in April and December.

Other Funds
Revenues
Other Funds
Expenditures
** July TOT revenues received were for June activities and accrued to the previous FY. July revenues will be received in August.

EXCESS OF REVENUES OVER
(UNDER) EXPENDITURES
Trends
Use of money and property
a) Taxes - The budget variance is primarily due to the timing of semi-annual property tax receipts received in December and April. In addition, the majority of Sales Tax and Transisent Occupancy Taxes f) Operating Transfers In – The budget assumes operating transfers, which will be recorded at the end of the fiscal year based on actual results. d) Miscellaneous – This revenue is subject to an accounting adjustment during the fiscal year closing process related to claims liability. c) Intergovernmental - The revenue will be received in a future reporting period and includes activities related to the prior fiscal year, which are subject to accounting adjustment. g) General Government - The annual insurance premiums and OPEB contributions were paid in July. e) Other Financing Sources - Budgeted for sale of housing capital assets which is anticipated to occur in a subsequent period. received in July are related to June activities, which are subject to an accounting adjustment. -$650
-$450
-$250
-$50
$150
$350
$550
$750
$950
Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Thousands Sales Taxes & TOT - Monthly Comparison
Sales Taxes FY 22 Sales Taxes FY 23 TOT FY 22 TOT FY 23 $0
$2,000
$4,000
$6,000
$8,000
$10,000
$12,000
FY 13 FY 14 FY 15 FY 16 FY 17 FY 18 FY 19 FY 20 FY 21 FY 22 Thousands Major General Fund Taxes - 10-year Trends
Prop Tax Sales Taxes TOT
4 29
City of Belmont
Disbursements & Purchase Order Activity Report
Results for the Period Ended July 31, 2022
Vendor Description Date No. Amount
AAAA GENERATOR SERVICES PURCHASE OF 2 PORTABLE GENERATORS 7/15/22 EFT00029152 208,711.93 ADP PAYROLL 7/9/22 TAXES 7/7/22 DAJ000007562 156,128.34 ADP PAYROLL 7/23/22 TAXES 7/28/22 DAJ000007566 100,365.24 ALLIANT INSURANCE SERVICES FY23 POLLUTION LIABILITY INSURANCE PREMIUM 7/8/22 EFT00029144 232,401.59 BNY MELLON 2016 SEWER REVENUE BONDS DEBT SERVICE 7/22/22 DAJ000007523 365,668.32 BNY MELLON 2016 SEWER REFUNDING BONDS DEBT SERVICE 7/22/22 DAJ000007524 636,351.31 BNY MELLON 2004A SPECIAL TAX BONDS (LIBRARY PROJECT) DEBT SERVICE7/25/22 DAJ000007519 517,218.53 CALPERS CERBT CONTRIBUTION 7/1/22 DAJ000007550 112,915.90 CALPERS COB CONTRIBUTIONS PPE 6/17/22 7/11/22 DAJ000007540 109,885.24 CALPERS HEALTH PREMIUM 7/12/22 DAJ000007536 160,197.60
CALPERS COB CONTRIBUTIONS PPE 7/1/22 7/27/22 DAJ000007516 110,790.10 CALPERS COB UAL PAYMENTS 7/28/22 DAJ000007514 274,984.00 CITY OF BELMONT EMPLOYEES PAYROLL 7/9/22 7/14/22 DAJ000007563 561,404.67 CITY OF BELMONT EMPLOYEES PAYROLL 7/23/22 7/28/22 DAJ000007565 431,305.37 DUKE'S ROOT CONTROL, INC. 2022 ROOT FOAMING 7/22/22 1202924 72,568.09 EDD PAYROLL TAXES PPE 7/15/22 7/18/22 DAJ000007530 56,348.89 G. BORTOLOTTO & CO. 2022 COB PAVEMENT REHABILITATION PROJECT 7/8/22 1202871 845,648.05 ICMARC DEF COMP ACCT#302442 7/6/22 DAJ000007545 50,628.92 ICMARC DEF COMP ACCT#202442 7/19/22 DAJ000007528 52,967.06 MNS ENGINEERS INC ECR OCR SS REHABILITATION PROJECT 7/8/22 EFT00029102 152,174.02 O'GRADY PAVING INC. 2020 STREET RECONSTRUCTION PROJECT 7/8/22 EFT00029126 99,460.49 PAVEMENT ENGINEERING INC 2022 PAVEMENT PROJECT - MAY 2022 SERVICES 7/8/22 1202874 98,571.25 PAVEMENT ENGINEERING INC 2022 PAVEMENT PROJECT - JUNE 2022 SERVICES 7/22/22 1202929 66,067.50 PRISM FY23 PRIMARY WORKERS COMP 7/8/22 EFT00029145 1,023,135.00 SILICON VALLEY CLEAN WATER AUGUST CONTRIBUTION 7/8/22 EFT00029138 303,292.00 SILICON VALLEY CLEAN WATER 7/22 - 9/22 QTRLY CASH SHARE 7/22/22 EFT00029241 189,402.53 SOFTWARE ONE MICROSOFT 0365 YEARLY SUBSCRIPTION 7/22/22 EFT00029242 97,943.94 Total Disbursements in Excess of $50,000 $ 7,086,535.88 Total Count 27
Vendor Description Date No. Amount
SOFTWARE ONE MICROSOFT O365 YEARLY SUBSCRIPTION - YEAR 2 & 3 7/7/22 23 00001 195,887.88 CRAFTWATER ENGINEERING INC TWIN PINES STORM WATER CAPT 7/7/22 23 00002 913,334.00 PAVEMENT ENGINEERING INC 2023 PAVEMENT PROJECT 7/7/22 23 00003 539,200.00 MNS ENGINEERS INC HILLER STREET UPGRADE PROJRECT 7/12/22 23 00004 197,314.00 O'GRADY PAVING INC. 2022 COB PAVEMENT PRESERVATION 7/14/22 23 00006 708,488.25 GRANICUS, INC. GRANICUS SUBSCRIPTION - YEAR 2 & 3 7/19/22 23 00008 129,313.93 Total Purchase Orders Issued in Excess of $50,000 $ 2,683,538.06 Total Count 6
Disbursements Amounts Equal to $50,000 and Above
Purchase Order Amounts Equal to $50,000 and Above
5 30
Beginning Balance
June 30, 2022 Receipts Disbursements
Ending Balance
July 31, 2022
City of Belmont 97,792,318.83 $ 7,516,720.56 $ (8,427,152.19) $ 96,881,887.20 $ Belmont Fire Protection District 14,824,096.49 46,634.29 (5,302.54) 14,865,428.24 Total $ 7,563,354.85 112,616,415.32 $ (8,432,454.73) $ 111,747,315.44 $ -
Deposit Investments Pool Total
City of Belmont & Belmont Fire Protection District $ 3,480,901.97 $ 108,266,413.47 $ 111,747,315.44 -
Respectfully Submitted,
s/b Grace Castaneda
Grace Castaneda
City Treasurer
I certify that this report accurately reflects all investments of City of Belmont and Belmont Fire Protection District, and is in conformance with the adopted Investment Policy mandated by Government Code 53646. Furthermore, I certify to the best of my knowledge, sufficient investment liquidity and anticipated revenues are available to meet the Agency's budgeted expenditure requirement for the next six months.

CITY OF BELMONT

TREASURER'S REPORT
July-22
Balance Summary
Agency Receipts and Disbursements Summary
treasurer report 07-2022

31 Investment Type Issuer
Maturity
Date Par Amount
Current Market
Value Interest Total
Investment
Period Rate
Pricing
Source Manager
Deposit
General Account Wells Fargo 3,480,901.97 $ 3,480,901.97 $ Bank Bank Investments:

L.A.I.F.-POOL State of California Daily 99,162,851.44 97,886,170.78 90,072.92 90 days 1.090% LAIF LAIF L.A.I.F.-BONDS State of California Daily 8,986,357.44 9,103,562.03 8,269.07 90 days 1.090% LAIF LAIF Total 111,747,315.44 $ 110,353,430.19 $ 98,341.99 $
s/b Grace Castaneda
S/B John Violet
Investment Detail

CITY OF BELMONT

TREASURER'S REPORT
July-22
Jul‐21 Aug‐21 Sep‐21 Oct‐21 Nov‐21 Dec‐21 Jan‐22 Feb‐22 Mar‐22 Apr‐22 May‐22 Jun‐22 Jul‐22 L.A.I.F.‐POOL 77,614,409 76,259,409 72,364,409 70,512,716 71,662,716 85,762,716 84,634,892 86,774,892 83,344,892 92,612,365 99,512,365 101,582,365 99,162,851 L.A.I.F.‐BONDS 11,818,317 11,328,072 11,328,072 11,335,133 11,335,133 11,335,133 11,341,658 11,341,658 11,341,658 11,350,596 9,084,596 9,084,596 9,103,562 INTEREST RATE 0.221% 0.221% 0.206% 0.203% 0.203% 0.212% 0.234% 0.278% 0.365% 0.523% 0.684% 0.861% 1.090%

0.00%

0.20%

0.40%

0.60%

0.80%

1.00%

1.20%
$0
$20,000,000
$40,000,000
$60,000,000
$80,000,000
$100,000,000
$120,000,000
City of Belmont Investment Portfolio Trends

3213 Longfellow Drive Permanent Encroachment Agreement - Staff Report

STAFF REPORT
Meeting Date: September 27, 2022
Agency: City of Belmont
Staff Contact: Matt Hoang, Public Works, (650) 637-2998, [email protected] Agenda Title: 3213 Longfellow Drive Permanent Encroachment Agreement (APN: 043-221-070) Agenda Action: Resolution
Recommendation
Adopt a resolution approving a Permanent Encroachment Agreement to allow construction of a necessary fence and retaining wall within the public right-of-way fronting 3213 Longfellow Drive (APN: 043-221- 070)
Strategic Focus Area
Economic Development and Housing
Background
On August 23, 2019, City staff issued a letter to the property owner of 3213 Longfellow Drive for a site inspection of the exterior retaining walls. Following the inspection, the retaining walls were evaluated to be constructed without a building permit and in violation of the California Building Code, Section 105.1.

The property owner was required to apply for a building permit and submit design plans and structural calculations for the unpermitted retaining walls.

On August 31, 2022, the property owner submitted a permanent encroachment application following approval of the building permit. The property owner is required to obtain a permanent encroachment agreement from the Department of Public Works, with approval by the City Council, for the tiered retaining walls and fence to be constructed within the public right-of-way.

Analysis
The Major Encroachment Permit (via an Agreement) is called for in Belmont City Code (BCC) section 22-6 and will clearly define the maintenance of the structure as the property owner’s responsibility. BCC Section 22-6 regulates encroachments into the public right-of-way. The Code gives the City Council the sole authority to issue permits for “major or unusual encroachments” that include above-ground structures such as retaining walls, fences, poles, and awnings. This class of encroachment is commonly known as a “permanent encroachment”. However, the City retains the right to revoke the permit and require removal if the structure is not being used or if it interferes with planned public improvements. Section 22-6(b) requires the Director of Public Works to review all permanent encroachment applications. If the Director finds the application is in compliance with the BCC, the Director will recommend approval with conditions necessary to protect the health and safety of the public and the City.

The property owner of 3213 Longfellow Drive has submitted a permanent encroachment agreement application to allow encroachment into the right-of-way as shown in Exhibit A attached. Staff has 33

3213 Longfellow Drive Permanent Encroachment Agreement - Staff Report reviewed the application and found it in compliance with the City Code. The City Council may choose to approve or to conditionally approve the request only if it considers that there is some public benefit for the encroachment. BCC Section 22-7(e)(1) provides examples of acceptable public benefits, such as added off-street parking, or sidewalk, safer sight distance, reduced amount of grading, and replacement or improvement of an existing undesirable physical condition. The proposed encroachment will allow for improved landscape aesthetics and help to reduce site grading with construction of the tiered retaining walls. In accordance with BCC Section 22-6(d), notices were sent to all affected properties within 300 feet of the project location that the City Council would be considering the item.

Alternatives

1. Reject the application

2. Refer back to staff for more information
Attachments
A. Resolution
B. Exhibit A – Site plan showing location of the encroachment Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed: Applicant has paid the appropriate permit fee.

Source: Purpose: Public Outreach:

Staff Discretionary Action Other*
Notices sent to all affected properties within 300 feet of the project location. 34

RESOLUTION NO. 2022 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT

APPROVING A PERMANENT ENCROACHMENT AGREEMENT TO ALLOW
CONSTRUCTION OF FENCE AND RETAINING WALLS IN THE PUBLIC RIGHTOF-WAY AT 3213 LONGFELLOW DRIVE (APN: 043-221-070) WHEREAS, the City of Belmont is authorized by Belmont City Code (BCC) Section 22-6 to issue encroachment permits for construction of structures in the public right-of-way; and,
WHEREAS, the property owner of 3213 Longfellow Drive (APN 043-221-070) has applied for a Permanent Encroachment Agreement to allow for construction of fence and retaining wall within the public right-of-way as indicated in Exhibit A; and, WHEREAS, the proposed encroachment will allow for improved landscape aesthetics and help to reduce site grading with construction of the tiered retaining walls; and, WHEREAS, the Public Works Director has reviewed the application and determined that the application is in accordance with the requirements of BCC Chapter 22, Section 6(e); and,
WHEREAS, the encroached structure in connection with this agreement shall be constructed in accordance with City standards with the location as shown in Exhibit A.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. The City Council finds:
(a) There is a public benefit to the encroachments as the encroachment will allow for improved landscape aesthetics and help to reduce site grading with construction of the tiered retaining walls; and,
(b) The encroachment will not unduly restrict the public right of way or public water course for other typical uses; and,
(c) The City will be duly protected from liability for injury to persons and property; and,
(d) The required bonds will guarantee the faithful performance of all conditions and requirements specified in the encroachment agreement.

SECTION 2. Authorizes the City Manager to execute the Permanent Encroachment Agreement on behalf of the City of Belmont.

SECTION 3. Authorizes the City Clerk to file said Agreement with the County Recorder.

SECTION 4. The Permanent Encroachment Permit is approved subject to following 35

conditions of approval which must be strictly complied with:
(a) The encroached structure shall be constructed according to the approved plans unless otherwise approved by the Director of Public Works and be included as part of the project; and,
(b) The property owners shall be responsible and bear all costs necessary to remove the encroachment in the event the structure is not being used or if it interferes with planned public improvements as determined by the Director of Public Works; and, (c) The property owners shall be responsible for any restoration required as a consequence of work authorized by the City of Belmont within the public right-of-way; and, (d) The applicant agrees to begin and complete said improvements to the City’s satisfaction within 180 calendar days (or as extended by the Public Works Director) from and after the passage date of this Council Resolution approving this agreement. * * *
ADOPTED September 27, 2022 by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
36 37

1301 6th Ave Permanent Encroachment Agreement - Staff Report

STAFF REPORT
Meeting Date: September 27, 2022
Agency: City of Belmont
Staff Contact: Elizabeth Wada, Public Works, (650) 595-7468, [email protected] Agenda Title: 1301 6th Avenue Permanent Encroachment Agreement Agenda Action: Resolution
Recommendation
Adopt a resolution approving a Permanent Encroachment Agreement to allow construction of a pergola and fencing for outdoor seating within the public right of way at 1301 6th Avenue (Farm House Restaurant).

Strategic Focus Area
Economic Development and Housing
Background
The property owner at 1301 6th Avenue is proposing outdoor seating improvements at Farm House restaurant including construction of pergola and fencing. Due to site constraints a majority of the pergola improvements are within the public right of way including adjoining sidewalk repairs, requiring a Permanent Encroachment Agreement, Building Permit and Temporary Encroachment Permit. The proposed work also requires an Arborist report.

The Temporary Encroachment Permit application was submitted in November 2021 and Permanent Encroachment and Building Permit applications in May 2022. The Building Permit is conditionally approved pending the approval of the Permanent Encroachment Agreement application.

Analysis
The Major Encroachment Permit (via an Agreement) is called for in Belmont City Code (BCC) section 22-6 and will clearly define the maintenance of the structure as the property owner’s responsibility. BCC Section 22-6 regulates encroachments into the public right-of-way. The Code gives the City Council the sole authority to issue permits for “major or unusual encroachments” that include above-ground structures such as retaining walls, fences, poles, and awnings. This class of encroachment is commonly known as “permanent encroachment”. However, the City retains the right to revoke the permit and require removal if the structure is not being used or if it interferes with planned public improvements. Section 22-6(b) requires the Director of Public Works to review all permanent encroachment applications. If the Director finds the application is in compliance with the BCC, the Director will recommend approval with conditions necessary to protect the health and safety of the public and the City.

The property owner of 1301 6th Avenue, Farm House Restaurant, has submitted a permanent encroachment agreement application to allow encroachment into the right of way as shown in Exhibit B attached. Staff has reviewed the application and found it in compliance with the City Code. The City 38

1301 6th Ave Permanent Encroachment Agreement - Staff Report Council may choose to approve or to conditionally approve the request only if it considers that there is some public benefit for the encroachment. BCC Section 22-7(e)(1) provides examples of acceptable public benefits, such as added off-street parking, or sidewalk, safer sight distance, reduced amount of grading, and replacement or improvement of an existing undesirable physical condition. The proposed encroachment will allow the improvement of the existing patio seating area of the restaurant and the repair of sidewalk along the frontage of 1301 6th Avenue. As part of the permanent encroachment, and in the category of improvement to undesirable physical conditions, the City is also requiring the patio redesign to incorporate sound attenuation between the patio dining area and the southern residential property which will serve as a public benefit to address past noise complaints. Lastly, there is a public benefit to allowing enhanced outdoor dining for the public amid on-gong Covid-19 concerns associated with close contact at indoor locations. In accordance with BCC Section 22-6(d), notices were sent to all affected properties within 300 feet of the project location that the City Council would be considering the item.

Alternatives

1. Reject the application

2. Refer back to staff for more information
Attachments
A. Resolution
B. Exhibit A - Vicinity Map
C. Exhibit B - Site Plan
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed: Applicant has paid the appropriate permit fee.

Source: Purpose: Public Outreach:

Staff Statutory/Contractual Requirement Other*
*Notices sent to all affected properties within 300 feet of the project location. 39

RESOLUTION NO. 2022 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT

APPROVING A PERMANENT ENCROACHMENT AGREEMENT TO ALLOW

CONSTRUCTION OF A PERGOLA AND FENCING FOR OUTDOOR SEATING OF FARM HOUSE WITHIN THE PUBLIC RIGHT OF WAY AT 1301 6TH AVENUE WHEREAS, the City of Belmont is authorized by Belmont City Code (BCC) Section 22-6 to issue encroachment permits for construction of structures in the public right-of-way; and,
WHEREAS, the property owner at 1301 6th Avenue has applied for a Permanent Encroachment Agreement to allow construction of a pergola and fencing for outdoor seating of Farm House as indicated in Exhibit B and,
WHEREAS, the proposed encroachment will allow the improvement of the existing empty patio seating area of the restaurant and the repair of sidewalk along the frontage of 1301 6th Avenue; and,
WHEREAS, the Public Works Director has reviewed the application and determined that the application is in accordance with the requirements of BCC Chapter 22, Section 6(e); and,
WHEREAS, the encroached structure in connection with this agreement shall be constructed in accordance with City standards with the location as shown in Exhibit B.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1 The City Council finds:
(a) There is a public benefit to the encroachments as the encroachment will allow the improvement of the existing empty patio seating area of the restaurant and the repair of sidewalk along the frontage of 1301 6th Avenue; and,
(b) The encroachment will not unduly restrict the public right of way or public water course for other typical uses; and,
(c) The City will be duly protected from liability for injury to persons and property; and,
(d) The required bonds will guarantee the faithful performance of all conditions and requirements specified in the encroachment agreement.

SECTION 2. Authorizes the City Manager to execute the Permanent Encroachment Agreement on behalf of the City of Belmont.

SECTION 3. Authorizes the City Clerk to file said Agreement with the County Recorder. 40

SECTION 4. The Permanent Encroachment Permit is approved subject to following conditions of approval which must be strictly complied with:
(a) The encroached structure shall be constructed according to the approved plans unless otherwise approved by the Director of Public Works and be included as part of the project; and,
(b) The property owners shall be responsible and bear all costs necessary to remove the encroachment in the event as determined by the Director of Public Works; and, (c) The property owners shall be responsible for any restoration required as a consequence of work authorized by the City of Belmont within the public right-of-way; and, (d) The applicant agrees to begin and complete said improvements to the City’s satisfaction within 180 calendar days (or as extended by the Public Works Director) from and after the passage date of this Council Resolution approving this agreement. * * *
ADOPTED September 27, 2022 by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
41 42
43

Davey Glen ADA Upgrades - Staff Report

STAFF REPORT
Meeting Date: September 27, 2022
Agency: City of Belmont
Staff Contact: Matt Hoang, Public Works, (650) 637-2998, [email protected] Agenda Title: Davey Glen Americans with Disabilities Act (ADA) Upgrades Design Task Order Agenda Action: Resolution
Recommendation
Adopt a resolution (1) authorizing the City Manager to execute a Task Order with Pavement Engineering, Inc. to provide design services for the Davey Glen ADA Upgrade Project for an amount not to exceed $89,085, (2) transferring $89,085 budget funding from Project #3107 to fund the design phase, and (3) appropriating $350,000 from Measure I Fund to fund the construction phase of the Davey Glen ADA Upgrade Project.

Strategic Focus Area
Infrastructure and Mobility
Background
The Americans with Disabilities Act (ADA) is a federal civil rights law that provides rules and regulations prohibiting discrimination against individuals with disabilities. The ADA defines “disability” as (1) a physical or mental impairment that substantially limits one or more of the major life activities of such individual, (2) a record of such an impairment, or (3) being regarded as having such an impairment. The primary goal of ADA aligns with the goals of City of Belmont to provide equality for all by ensuring public facilities may accommodate all individuals fairly.

On June 24, 2022, City received correspondence from the Federal Highway Association (FHWA) requesting City to address ADA concerns for pedestrian access along Davey Glen Road. The Davey Glen ADA Upgrade project is challenging in many aspects to meet the stringent requirements for ADA compliant facilities. Proper design requires adequate resources to address technical, construction, traffic, and ADA concerns for the project. In addition, some of the construction will take place on private property close to right-of-way conforming slopes to meet ADA requirements.

Analysis
Staff solicited proposals from qualified civil engineering firms under its on-call agreements to conduct design and bid support services. Three proposals were received and after reviewing the proposals, staff deemed Pavement Engineering, Inc.’s proposal most appropriate to provide design services for this project. Staff has negotiated a task order proposal with Pavement Engineering, Inc. to develop the plans, specifications, and construction cost estimate package for the Davey Glen ADA Upgrade Project. The Scope of Work includes the following major items:
44

Davey Glen ADA Upgrades - Staff Report
• Site evaluation and site topographic survey.
• Curb Ramp Assessment and Design including the evaluation of 19 ramps and 8 cross-gutter locations that will be evaluated for ADA compliance and potential upgrades. • Preparation of 60%, 90% and 100% Design Packages including plan set, specifications, and estimates for review.

Staff has determined that there is budget savings from Project #3107 (2022 Pavement Rehabilitation Project) due to the efficient project design, and is therefore requesting a budget fund transfer in the amount of $89,085 from Project #3107 (Account # 102-3-730-3107-8331), which is funded from Measure I funds and will be an appropriate source for the proposed design work listed above. Additionally, construction costs are currently estimated at approximately $350,000. As such, staff is additionally requesting $350,000 be appropriated from the Measure I Fund in the current fiscal year to fund the project’s construction phase.

The design work will begin upon execution of the task order and construction of the project is anticipated for spring or summer of 2023.

Alternatives

1. Take no action.

2. Refer back to staff for more information.

Attachments
A. Resolution
B. Pavement Engineering, Inc. Proposal
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:

If approved, the following will be incorporated:
• $89,085 from Project #3107 (Account # 102-3-730-3107- 8331) will be transferred to the Davey Glen ADA Upgrade Project.
• $350,000 to be appropriated from Measure I Fund’s fund balance for construction phase.

Source: Purpose: Public Outreach:

Staff Statutory/Contractual Requirement Posting of Agenda 45

RESOLUTION NO. 2022 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT AUTHORIZING THE CITY MANAGER TO EXECUTE TASK ORDER #7 WITH PAVEMENT ENGINEERING, INC. TO PROVIDE DESIGN SERVICES FOR THE

DAVEY GLEN ADA UPGRADE PROJECT
WHEREAS, on June 24, 2022, City received correspondence from the Federal Highway Association (FHWA) requesting City to address ADA concerns for pedestrian access along Davey Glen Road; and,
WHEREAS, Staff solicited proposals from qualified civil engineering firms under existing on-call agreements to design ADA improvements; and, WHEREAS, Pavement Engineering Inc., was selected to provide the City with on-call pavement program and design services for an amount not to exceed $89,085; and, WHEREAS, there is existing budget savings and funding available from Project #3107 (Measure I Account 102-3-730-3107-8331) for the project design in the amount of $89,085.

WHEREAS, the construction phase of the project is estimated at $350,000 and will need to be funded out of Measure I Fund’s fund balance.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. The City Manager is authorized to execute a Task Order #7 with Pavement Engineering, Inc. to provide design services for the Davey Glen ADA Upgrade Project.

SECTION 2. Transfer of $89,085 from Project #3107 (102-3-730-3107-8331) to Davey Glen ADA Upgrade Project is approved.

SECTION 3. Appropriation of $350,000 from Measure I Fund’s fund balance to Davey Glen ADA Upgrade Project is approved.
* * *
ADOPTED September 27, 2022 by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:
46

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
47 July 29, 2022 MP22-432B
Bozhena Palatnik
Senior Civil Engineer
Public Works Department
City of Belmont
One Twin Pines Lane, Suite 385
Belmont, CA 94002
Subject: Develop PS&E for Curb Ramp Improvements on Davey Glen Road Dear Bozhena:

We appreciate the confidence you have in our services and look forward to working with you and the City of Belmont on the subject project. This proposal outlines our services and fees.

Our scope of work is broken down into several tasks outlined below.

TASK 1 – PROJECT ADMINISTRATION AND MEETINGS
This work includes a kick-off meeting with City of Bellmont staff to confirm the project’s scope of work, schedule, review project goals; discuss format of deliverables; and clarify the responsibilities of each party for each project.

Progress meetings will be arranged to review the work at critical stages. For this project, we are recommending that we meet after we complete the work associated with the 60% submittal and again at the 90% stage to review comments and confirm the final documents.

We also anticipate the need to meet with the property owners and or managers to review a conceptual scope of work at each of their properties prior to finalizing our designs.

In summary, we anticipate three (3) meetings, including the kick-off meeting, with City of Belmont staff and one (1) joint public meeting with the property owners. 48 Bozhena Palatnik
MP22-432B
July 29, 2022

Z:\Shared\R Drive\Admin\Text\Marketing\Proposals\Proposals2022\MP22-432 Belmont - Davey Glen\MP22-432B.docx TASK 2 – PREPARE PROJECT PLANS, SPECIFICATIONS AND ESTIMATES Phase 2.1 – Curb Ramp Designs
The ramps on Davey Glen Road have been reviewed by the City and PEI has prepared the attached exhibit summarizing which ramps will need to be improved.

Based on the field review, we anticipate designing nineteen (19) curb ramps.

Each curb ramp design will include a topographic survey which will be tied to a local temporary benchmark and the necessary elevations and control to assist the contractor with construction. PEI will conform to the latest Caltrans A88A and DIB 82-06 guidelines for the curb ramp designs. Based on the field review, it is recognized that some of these curb ramps will not fully comply due to existing physical site constants. However, our design will focus on making each curb ramp as compliant as possible.

Phase 2.2 – Cross-Gutter / Driveway Designs
During our site review, we observed eight (8) cross-gutters that will need to be removed and replaced in order to make a compliant path of travel across driveways. At several driveways it was noted that there were large scrape marks in the pavement from vehicles negotiating the cross-gutters and driveway approaches. Our design will attempt to smooth out the cross slopes at the existing cross-gutters and driveway approaches to improve vehicle accessibility in these locations. Our work will include developing a conceptual drawing that can be shared with the property owners and or managers at the public meeting.

Phase 2.3 – Curb Ramp Designs – Survey Support
PEI will sub-contract with Geo-West Land Surveys to perform a topographic survey at each curb ramp and cross-gutter location. As part of their work, Geo-West will perform right-of-way research at each curb ramp to assist in working with the many private properties.

Task 2 – Deliverables
• The 60% and 90% plan set submittals will be in PDF format. Technical specifications will be submitted in Word and PDF format. The engineer’s estimates will also be in PDF format.
• Final approved drawing submittals will include one complete set of full-sized plan sheets in PDF format.
• Final specification submittals shall include electronic copies in Word and PDF format.
49 Bozhena Palatnik
MP22-432B
July 29, 2022

Z:\Shared\R Drive\Admin\Text\Marketing\Proposals\Proposals2022\MP22-432 Belmont - Davey Glen\MP22-432B.docx

EXCLUDED WORK
Our work excludes bidding and construction support, coordination with utility companies to locate or coordinate adjusting any utilities, lot line adjustments, and providing testing or inspection services during construction. These services can be added to our scope at any time for additional fees. PEI will provide a proposal for any these services at the City’s request.

Our scope of work also excludes direct coordination and contact with the property owners and or managers.

PROPOSED WORK SCHEDULE
PEI understands that this is a high priority project and will devote the necessary resources to facilitate a quick turn-around. Based on the estimated work we anticipate this project taking approximately 12 to 16 weeks.

PROPOSAL FEE & FEE BREAKDOWN
PEI’s fee for the work is based on our experience with similar projects performed for the City and throughout the state. Our fee for this work is $89,085 The attached breakdown shows our projected costs for each portion of the project. Our work will be invoiced on a time and material basis. The individual fees associated with each task will serve as guidelines for progress payments. All fees and costs associated with this project are subject to final negotiation with the City of Belmont. Any change in scope may result in additional fees. The attached proposal conditions apply.

Please call me at (805) 781-2265 with any questions you may have about this proposal.

Very truly yours,
PAVEMENT ENGINEERING INC.

Joseph L. Ririe, P.E.

Senior Principal Engineer
Attachments: Curb Ramp Exhibit
Estimated Fee Breakdown Schedule
Proposal Conditions
pc: C File, M File
50 1 OF 1
LEGEND

REPLACE RAMPREPLACE VALLEY GUTTERNEW RAMP - COMPLIANT

DAVEY GLEN ROAD

EL CAMINO

MIDDLE ROAD

BELMONT, CA

POSSIBLE ADDITIONAL REPLACE RAMP
51 Bozhena Palatnik
MP22-432B
July 29, 2022

Z:\Shared\R Drive\Admin\Text\Marketing\Proposals\Proposals2022\MP22-432 Belmont - Davey Glen\MP22-432B.docx

FEE BREAKDOWN SCHEDULE

FOR THE

CITY OF BELMONT

CURBRAMP IMPROVEMENTS ON DAVEY GLEN ROAD
TASK 1 PROJECT ADMINISTRATION AND MEETINGS
Position Rate Hours Total
Senior Principal Engineer $250 8 $2,000
Assistant Engineer $170 8 $1,360
$3,360
TASK 2
Phase 2.1
Senior Principal Engineer $250 1 $250
Senior Associate Engineer $190 8 $1,520
Assistant Engineer $170 4 $680
Senior Engineering Technician $150 2 $300
$2,750
Estimated Number of Ramps 19
Est. Total $52,250
Phase 2.2
Senior Principal Engineer $250 1 $250
Senior Associate Engineer $190 6 $1,140
Assistant Engineer $170 4 $680
$2,070
Estimated Number of Cross-Gutters 8
Est. Total $16,560
Phase 2.3
Senior Associate Engineer $190 21 $3,990
Geo-West (Topo Per Ramp) $385 21 $8,085
Geo-West (ROW Per Ramp) $110 21 $2,310
Geo-West (Topo Per Cross-Gutter) $110 8 $880
Geo-West (Tie Ramps to same Datum) $1,650 1 $1,650
Est. Total $16,915
PLANS, SPECIFICATIONS and ESTIMATES
Est. Total:

Curb Ramp Designs
Est. Total Per Ramp
Curb Ramp / Cross-Gutter Designs - Survey Support
Total Estimated Project Fee: $89,085
Cross-Gutter / Driveway Designs Designs
Est. Total Per Ramp 52
Bozhena Palatnik
MP22-432B
July 29, 2022

Z:\Shared\R Drive\Admin\Text\Marketing\Proposals\Proposals2022\MP22-432 Belmont - Davey Glen\MP22-432B.docx

PROPOSAL CONDITIONS

1. Proposal is valid for thirty days from the date of the proposal.

2. All work shall be performed utilizing common methods and practices of the civil engineering profession.

3. Fees for lump sum or unit price proposals will be charged at the quoted price.

Fees for engineering and PMS technical services will be charged on a time and materials basis will be charged at the applicable hourly rates of the current PEI PMS fee schedule.

4. The proposal is based upon providing liability insurance with limits up to $1,000,000.

5. One copy of a PMS final report will be provided to the Owner. Additional copies are $50 each.

6. Payment: Invoices will be submitted monthly. All invoices are due within 30 days. Attorney fees or other costs incurred in collecting any delinquent amount shall be paid by the client.
53 1
ORDINANCE NO. ______

AN ORDINANCE OF THE CITY OF BELMONT AMENDING THE CONCEPTUAL DEVELOPMENT PLAN FOR ISLAND PARK LOT #1 (APN 040-360-270) TO ALLOW

RESEARCH AND DEVELOPMENT LABORATORY, LIFE SCIENCES, AND RELATED

LIGHT INDUSTRIAL USES SUBJECT TO SEVERAL LIMITATIONS
WHEREAS, in 1984, the City of Belmont entered into a Development Agreement with KG Land California, approved the Planned Development (PD) zoning and approved several other entitlements related to the subject parcel and surrounding Planned Development area; and, WHEREAS, in 1998 and 1999, the City approved a Conceptual Development Plan (CDP), Detailed Development Plan (DDP) and several related entitlements to allow Oracle to develop professional offices at 301 Island Parkway, 401 Island Parkway (subject property, originally shown as “Lot #1” in the CDP) and 501 Island Parkway (Redwood City) to accommodate their expansion; and, WHEREAS, in 2017, the City of Belmont adopted a comprehensive General Plan update that maintained the Office Commercial (COM-O) General Plan designation of the project site, consistent with the Planned Development and Conceptual Development Plan; and, WHEREAS, in August 2021, Oracle sold the subject property to the current applicant, Biomed Realty, a real estate company who typically leases space to life science companies; and, WHEREAS, the applicant requests that the City amend the CDP to allow for the existing building to be used for research and development laboratories, life sciences, and related light industrial uses with several limitations, including prohibition of certain hazardous substances and biological agents; and, WHEREAS, the applicant has also requested that the City change the General Plan Land Use Map Designation for 401 Island Parkway (APN 040-360-270) from Office Commercial (COM-O) to Regional Commercial (COM-R), a designation which allows the proposed land use; and, WHEREAS, on July 19, 2022, the Planning Commission held a duly noticed public hearing to consider public testimony and a staff report for the project, and recommended that the City Council change the land use designation and amend the CDP to allow for the intended use of the subject property;
WHEREAS, the City Council held a duly noticed public hearing on September 13, 2022, to consider the Planning Commission’s recommendations, receive a staff report and take public comment related to the applicant’s requests to the change the land use designation of 401 Island Parkway from Office Commercial (COM-O) to Regional Commercial (COM-R) and to amend the CPD to allow for the intended use; and,
WHEREAS, the City Council by resolution adopted concurrently with the introduction of this ordinance approved changing the General Plan land use designation for the property;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BELMONT DOES ORDAIN AS FOLLOWS:
54 2
SECTION 1. CONCEPTUAL DEVELOPMENT PLAN AMENDED
(a) The application to amend the Conceptual Development Plan (CDP) for Island Park Lot #1 is approved based on the findings set forth herein and subject to the Conditions of Approval set forth in Exhibit “C” attached hereto.
(b) After reviewing all the relevant evidence before the City Council, including the information provided in the staff reports and enclosures to the Planning Commission and City Council, the public hearings and testimony received, the City Council incorporates herein by reference and adopts the findings in Planning Commission Resolution 2022-28 as its own findings of fact under Belmont Zoning Ordinance Sections 12.3.B related to the Conceptual Development Plan Amendment.
(c) Based on the evidence before the City Council, the City Council finds the proposed Conceptual Development Plan amendment is consistent with the General Plan. (d) The Conceptual Development Plan (CDP) for Island Park Lot #1, previously amended by Ordinance No. 935, is further amended by amending the Performance Standards applicable to Island Park Lot #1 set forth in Exhibit “A” to Ordinance No. 935 as provided in Exhibit “A” hereto subject to the Conditions of Approval set forth in Exhibit “C” attached hereto. The amended performance standards only apply to Island Park Lot #1. Exhibit “B” to Ordinance No. 935 is not modified and included herein for convenience.

SECTION 2. EFFECTIVE DATE.

This Ordinance shall take effect and will be enforced thirty (30) days after its adoption. * * *
The City Council of the City of Belmont, California introduced the foregoing ordinance, on September 13, 2022 and adopted the ordinance at a regular meeting held on [insert date], 2022 by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
55 3
Exhibit “A”
Ordinance No. 2022-____
Island Park Conceptual Development Plan Amendment
PERFORMANCE STANDARDS – 401 Island Parkway (APN 040-360-260) PA2021-0056

1. The conceptual development plan is approved for a maximum of 410,000 square feet including lot B-104 in Redwood City. The project consists of two phases. Phase One islimited to 175,000 sq. ft. in two four-story buildings, one each on lot #1 (401 Island Parkway) and Lot B104 (501 Island Parkway), with two levels of decked parking over at-grade parking. Phase Two is limited to 235,000 sq. ft. in two buildings, one five-story and one six-story, to be located on Lots #3 (300 Island Parkway) and #4 (400 Island Parkway), plus a parking garage on Lot #5 (800 Clipper Drive).

2. These performance standards will become effective simultaneously with the effective date of a new Development Agreement between Oracle and the City of Belmont which supersedes the agreement dated November 26, 1996.

3. The permitted office uses within the two (2) approved 87,756 square foot buildings (401 and 501 Island Parkway) include the previously approved office uses, as well as the following:
research and development laboratory, life sciences, and related light industrial uses, provided that such additional uses do not include (1) handling, manufacturing, or storage of a hazardous substance at or above a threshold quantity listed in Title 22, California Code of Regulations, Section 2770.5 for use in a process that requires a risk management plan pursuant to the California Accidental Release Prevention Program or (2) handling or constructing a biological agents that are subject to Biosafety Level 3 and 4 protocols according to Biosafety in Microbiological and Biomedical Laboratories 6th Edition (2020),U.S. Department of Health and Human Services, Centers for Disease Control and Prevention and National Institutes of Health. All references to office buildings and office uses in the Detailed Development Plan, Use Permit and Design Review Approval adopted by the Planning Commission in Resolution 1999-1 (the “Oracle DDP”) shall be deemed also to refer to research and development laboratory, life sciences, and related light industrial uses in those two (2) approved buildings, such that the Oracle DDP remains consistent with the CDP as amended by this ordinance.

3.4. Parking on Lots #3, #4, and #5 shall not be decreased from that shown on plans dated September 15, 1997 and parking on lots #1 and B104 shall be provided at a rate of 3 per 1000 sq. ft. of gross office space.

4. 5. A bicycle/pedestrian path shall be located adjacent to Belmont Slough and O'Neill Slough and a bicycle/pedestrian bridge shall be constructed over Belmont Slough, which would connect the project with the existing Oracle headquarters campus facilities in Redwood Shores to the east and to pedestrian pathways throughout Foster City, Belmont, and Redwood Shores.

The location of the bridge shall be determined at the Detailed Development Plan stage. Any changes in location shall be subject to approval by the Planning Commission. The bridge shall be constructed by the time of completion of Phase II. If bridge construction will be completed 56

after construction of Phase II then a bond shall be provided guaranteeing bridge construction.

Bay Trail links associated with Lot #1 and Lot B104 shall be constructed at the time of office building construction on those lots. Bay Trail links on parcels in Phase IIshall be constructed with Phase II office buildings.

5. 6. Development shall be as generally shown on Exhibit 'B' for a four-building development, subject to approval affinal building locations at the Detailed Development Plan stage.

6. 7. The Detailed Development Plan submitted for approval shall incorporate the following:
a. The parking structures need additional architectural treatment and no conceptual design approval is granted. Design changes should include the use of a more highly-textured exterior treatment, incorporation of landscaping at upper levels of the garage, or other cosmetic features designed to make the garage appear more as an office building. b. The applicant shall investigate expanding the decked parking on lot B104 to allow some of the surface parking along and within the BCDC shoreline jurisdiction area and/or between buildings #3 and #4 to be eliminated and replaced with landscaping. c. A landscaped plaza, of a size to be determined by the Planning Commission, shall be incorporated into the project design and located between Buildings #3 and #4. The plaza shall have a connection to the BCDC trail and shall incorporate public art, seating areas, landscaping, a water feature or other focus of interest, and bollard-style evening lighting. d. A pedestrian link from the BCDC trail to the Sports Complex shall be provided under Island Parkway, adjacent to the Slough, if required by BCDC. A contribution toward park improvements shall be made in accordance with the Development Agreement.

7. 8. No building permit for Phase II office building construction shall be issued until contracts are let for a) 1) surface street improvements shown in the FEIR between the freeway and the entrance to Island Park as shown on the selected Direct Access Alternative, 2) the partial clover leaf conversion and widened northbound on-ramp, 3) the selected Direct Access alternative, 4) the Direct Access intersection with Marine Parkway, and 5) the north-bound Auxiliary Lanes for Highway 101. Prior to issuance of building permits for Phase I offices, four million dollars shall be deposited to an escrow or trust account, together with the City contribution of one million dollars, to assure funding for the direct access to Island Park.

8. 9. Direct access from Island Parkway to Marine Parkway/Ralston Avenue shall be consistent with Exhibit "B" attached (recessed north-bound on-ramp with island parkway bridged over). If Direct Access from Marine Parkway to Island Parkway is determined to be infeasible, due to CalTrans disapproval, then this conceptual development plan shall be null and void for Phase II office construction.

9. 10. Failure of the Redwood Shores Traffic Improvement District to be passed or to fund the improvements listed herein shall not release the applicant from causing these mitigating traffic improvements to be constructed, prior to or simultaneously with Phase II office buildings.

10. 11. Provide a parking easement for use by park users over lots 3, 4, and 5. 57

11. 12. Submit a parking management plan to indicate how Oracle will accommodate employee and park user parking. For example, parking could be managed by Oracle issuing "Oracle Parking Stickers" for employees. This would differentiate staff autos from public autos and allow Oracle to enforce the time limitations in the Development Agreement.

12. 13. Submit a written statement with the detailed development plan indicating how each of the required mitigation measures has been incorporated into the project.

13. 14. All submittals required with the Detailed Development Plan must be submitted prior to acceptance of a complete application.

14. 15. Prior to the hearing on the Detailed Development Plan, erect on site, a temporary structure at lest least 6 feet in height incorporating the materials to be used on the exterior of the office building in the same proportion as they would be used on the finished structures.

15.16. Submit a specific construction phasing plan indicating the completion of such items as landscaping, pedestrian bridge, garage, decked parking, surface parking, and other site improvements; the limits of phased work, and the improvement areas to be completed with each building.

16. 17. Construct 80 parking spaces in close vicinity to the City park on lots #3 and #4 for use by park users during construction on these lots.
58

Exhibit “B”
Ordinance No. 2022-____
Island Park Conceptual Development Plan Amendment

LANE CONFIGURATION DETAIL
(included for convenience only – no change to Exhibit B to Ordinance No 935) 59

Exhibit “C”
Ordinance No. 2022-____
Island Park Lot Conceptual Development Plan Amendment
CONDITIONS OF APPROVAL – 401 ISLAND PARKWAY (APN 040-360-260) PA2021-0056

1. Permitted uses for the subject property shall be consistent with the Performance Standards for the Conceptual Development Plan Amendment listed in Exhibit A, included herein.

2. The permitted office uses within the two (2) approved 87,756 square foot buildings (401 and 501 Island Parkway) include the previously approved office uses, as well as the following:
research and development laboratory, life sciences, and related light industrial uses, provided that such additional uses do not include (1) handling, manufacturing, or storage of a hazardous substance at or above a threshold quantity listed in Title 22, California Code of Regulations, Section 2770.5 for use in a process that requires a risk management plan pursuant to the California Accidental Release Prevention Program or (2) handling or constructing a biological agents that are subject to Biosafety Level 3 and 4 protocols according to Biosafety in Microbiological and Biomedical Laboratories 6th Edition (2020), U.S. Department of Health and Human Services, Centers for Disease Control and Prevention and National Institutes of Health. All references to office buildings and office uses in the Detailed Development Plan, Use Permit and Design Review Approval adopted by the Planning Commission in Resolution 1999-1 (the “Oracle DDP”) shall be deemed also to refer to research and development laboratory, life sciences, and related light industrial uses in those two (2) approved buildings, such that the Oracle DDP remains consistent with the CDP as amended by this ordinance.

3. Future site development and modifications shall conform to the amended Conceptual Development Plan and the Detailed Development Plan date stamped December 28, 1998, and all subsequent amendments, including those herein. Necessary minor modifications to the approved plans may be made with the approval of the Director of Community Development.

4. The pedestrian bridge shall be constructed by the time of completion of Phase Two or, if that is not possible, a bond shall be provided guaranteeing bridge construction. Bicycle/pedestrian path segments on parcels in Phase Two shall be constructed with Phase Two buildings.

5. If allowed by BCDC, the plaza, path and bridge, shall be lighted at night in order to ensure public safety.

6. All previous Development Agreement, Conceptual Development Plan, Performance Standards, and Detailed Development Plan requirements and conditions of approval not in conflict with this amendment shall apply.

7. To ensure that mitigation measures are implemented, compliance with the adopted monitoring program is required.

8. No building permit for Phase Two office building construction shall be issued until compliance with the terms of the Detailed Development Plan and Development Agreement has been obtained as it applies to transportation improvements. If the transportation improvements contemplated under the Detailed Development Plan and Development 60

Agreement cannot be implemented, then the development approval, as it applies to Phase Two, shall be null and void.

9. Failure of the Redwood Shores Traffic Improvement District to be passed or to fund the traffic improvements specific to the Detailed Development Plan and Development Agreement, shall not release the applicant from causing these mitigating traffic improvements to be constructed, prior to or simultaneously with Phase Two office buildings.

10. Prior to the issuance of building permits for future improvements to the property, the property owners shall file with the Director of Community Development, on forms provided by the City, and acknowledgement that they have read, understand, and agree to these conditions of approval.

11. Prior to any construction, the applicant or a designated representative shall obtain all required building permits.

12. All construction and related activities (not including grading) may only be conducted during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m., Saturdays. Grading may occur between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. No construction activity (including grading) or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year’s Day, President’s Day, Memorial Day, 4th of July, Labor Day, Thanksgiving Day and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.

13. Stationary construction equipment such as generators and compressors shall be located as far as possible from existing homes. Construction specifications shall require that heavy equipment remain on the project site to avoid disruptive noise caused by daily hauling of equipment on and off site. Equipment shall be properly maintained with adequate muffling to achieve the lowest possible noise levels.

14. Any future large-truck construction traffic shall be along a route established by approval of the Building Official. Damage to any public roads resulting from construction traffic to and from the project shall be repaired by the applicant as required by the Department of Public Works.

15. All activities shall be subject to the requirements of the Belmont Noise Ordinance.

16. No debris boxes or building materials shall be stored on the street.

17. In the event that this approval is challenged by a third party, the property owners and all assignees will be responsible for defending against this challenge, and agree to accept responsibility for defense at the request of the City. The property owners and all assignees agree to defend, indemnify and hold harmless the City of Belmont and all officials, staff, consultants and agents from any costs, claims or liabilities arising from the approval, including without limitation, any award of attorneys fees that might result from the third party challenge.
61

18. The landowner shall comply with the real estate disclosure requirements outlined in the Airport Influence Area Policy 1 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Carlos Airport.
62

Revised Master Employee Pay Schedule - Staff Report

STAFF REPORT
Meeting Date: September 27, 2022
Agency: City of Belmont
Staff Contact: Laura Kirby, Human Resources, (650) 595-7452, [email protected] Agenda Title: Revised Master Pay Schedule
Agenda Action: Resolution
Recommendation
Adopt a resolution approving the City’s revised Master Employee Pay Schedule in accordance with California Public Employees Retirement System (CalPERS) regulations.

Strategic Focus Area
Not Applicable
Background
The City Council last adopted the City’s Master Employee Pay Schedule in February 2021 via Resolution No 2021-019. Per CalPERS regulations and California Code of Regulations (CCR) Section 570.05 the City must maintain a document containing all established positions with their respective pay rates, effective date, time base and revision history.

Analysis
Since February 2021 there have been adjustments made to the City’s Master Employee Pay Schedule via negotiated labor contracts and the addition of new positions and pay scales. These changes are reflected below:

Effective Date
Belmont Police Officers Association (BPOA) Memorandum of Understanding
July 1, 2021
Community Engagement Specialist classification and pay scale November 23, 2021 City Clerk/Communications Coordinator pay scale June 8, 2021 American Federation of State, County and Municipal Employees (AFSCME) Memorandum of Understanding January 1, 2022
Mid-Management Confidential Employees Association (MMCEA) Memorandum of Understanding
Part-time variable hour pay rates tied to the City’s Minimum wage increase The forementioned historical changes are summarized in Exhibit A of the Resolution. 63

Revised Master Employee Pay Schedule - Staff Report
Recreation Specialist II (AFSCME represented hourly) Adjustment The City has both an unrepresented per diem Recreation Specialist II classification as well as an AFSCME represented hourly classification, each with their own respective pay ranges. The unrepresented Recreation Specialist II salary is currently set to approximately (20) twenty percent above the City’s minimum wage (currently $16.20). The increase in Belmont’s minimum wage in recent years has caused the unrepresented Recreation Specialist II salary to outpace and exceed the AFSCME represented hourly position. Staff is proposing the AFSCME represented hourly position of Recreation Specialist II be tied to the unpresented position effective October 1, 2022. The AFSCME represented hourly Recreation Specialist II will remain tied to the unrepresented position salary for the duration of the current AFSCME contract.

Current AFSCME Hourly Recreation Specialist II Salary Range – Effective June 26, 2022 Step 1 Step 2 Step 3 Step 4 Step 5
$16.94 $17.79 $18.68 $19.62 $20.60
Proposed Revised AFSCME Hourly Recreation Specialist II Salary Range – Effective October 1, 2022 Step 1 Step 2 Step 3 Step 4 Step 5
$21.56 $22.64 $23.77 $24.96 $26.21
Per Diem Dispatcher Adjustment
Staff is proposing the hourly per diem rate be derived from the Lead Police Dispatcher included in the BPOA Memorandum of Understanding. Increasing the hourly rate of the Per Diem Dispatcher will aid in both recruitment and retention of vital dispatching staff and make the City‘s per diem rate more comparable to neighboring agencies.

Current Per Diem Dispatcher Hourly Salary Range – Effective January 1, 2022 Step 1 Step 2 Step 3 Step 4 Step 5
$41.32 $43.38 $45.55 $47.83 $50.22
Proposed Revised Per Diem Dispatcher Hourly Salary Range – Effective October 1, 2022 Step 1 Step 2 Step 3 Step 4 Step 5
$46.69 $49.01 $51.47 $54.05 $56.75
Future revision/updates to the master pay schedule will be brought to City Council for approval as warranted by negotiations, labor agreement changes, and position creation/changes.

Alternatives

1. Provide Staff with Alternative Direction

2. Take No Action
Attachments
A. Resolution
Exhibit A. City Master Pay Schedule September 2022
64

Revised Master Employee Pay Schedule - Staff Report
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed: The revised salaries have been incorporated in the departmental personnel budgets.

Source: Purpose: Public Outreach:

Staff Statutory/Contractual Requirement Posting of Agenda 65

RESOLUTION NO. 2022 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT ADOPTING THE CITY’S REVISED MASTER PAY SCHEDULE IN ACCORDANCE WITH

CALIFORNIA PUBLIC EMPLOYEES RETIREMENT SYSTEM REGULATIONS WHEREAS, the City previously adopted an updated master pay schedule in February 2021 via Resolution No. 2021-019; and,
WHEREAS, California Public Employees Retirement System (CalPERS) regulations specified in California Code of Regulations Section 570.5, require pay schedules be approved and adopted by the City Council in a public meeting; and, WHEREAS, payrates previously approved by City Council by way of Memorandum of Understandings, compensation plans and minimum wage ordinance necessitate updates to the publicly available pay scheduled to meet with CalPERS regulations.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. Revised Master Pay Schedule attached hereto in Exhibit A is approved and adopted.
* * *
ADOPTED September 27, 2022 by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
66 City of Belmont Master Pay Schedule
Adopted September 27, 2022
Position Effective Date Labor Group Step 1Step 2Step 3Step 4Step 5Step 6 Accountant I 1/1/2022 MMCEA $ 6,783.60 $ 7,122.84 $ 7,478.95 $ 7,852.91 $ 8,245.54 $ 8,657.83Accountant II 1/1/2022 MMCEA $ 7,483.59 $ 7,857.77 $ 8,250.67 $ 8,663.21 $ 9,096.36 $ 9,551.17Accountant III 1/1/2022 MMCEA $ 8,659.93 $ 9,092.92 $ 9,547.59 $ 10,024.95 $ 10,526.19 $ 11,052.52 Accounting Manager (Controller) 1/1/2022 MMCEA $ 10,180.48 $ 10,689.50 $ 11,223.97 $ 11,785.18 $ 12,374.44 $ 12,993.16 Accounting Services Supervisor 1/1/2022 MMCEA $ 7,992.06 $ 8,391.68 $ 8,811.26 $ 9,251.79 $ 9,714.38 $ 10,200.15Accounting Technician I 6/26/2022 AFSCME $ 5,380.03 $ 5,649.03 $ 5,931.49 $ 6,228.06 $ 6,539.46 Accounting Technician II 6/26/2022 AFSCME $ 5,918.19 $ 6,214.10 $ 6,524.80 $ 6,851.04 $ 7,193.60 Accounting Technician Ill 6/26/2022 AFSCME $ 6,646.50 $ 6,978.83 $ 7,327.77 $ 7,694.16 $ 8,078.87 Administrative Assistant 1/1/2022 MMCEA $ 5,782.61 $ 6,071.75 $ 6,375.33 $ 6,694.09 $ 7,028.80 $ 7,380.24Assistant City Manager 12/10/2019 Unrep 15,338.00 $ $ 19,173.00 Assistant Civil Engineer 1/1/2022 MMCEA $ 7,995.56 $ 8,395.30 $ 8,815.09 $ 9,255.85 $ 9,718.63 $ 10,204.56 Assistant Planner 1/1/2022 MMCEA $ 7,110.13 $ 7,465.63 $ 7,838.90 $ 8,230.87 $ 8,642.38 $ 9,074.51 Assistant PW Director/City Engineer 1/1/2022 MMCEA $ 13,580.84 $ 14,259.88 $ 14,972.86 $ 15,721.51 $ 16,507.58 $ 17,332.96 Associate Civil Engineer 1/1/2022 MMCEA $ 9,081.70 $ 9,535.78 $ 10,012.59 $ 10,513.21 $ 11,038.86 $ 11,590.80 Associate Planner 1/1/2022 MMCEA $ 8,010.78 $ 8,411.35 $ 8,831.90 $ 9,273.48 $ 9,737.17 $ 10,224.05 Building Inspector I 6/26/2022 AFSCME $ 7,639.15 $ 8,021.11 $ 8,422.16 $ 8,843.27 $ 9,285.43Building Inspector II 6/26/2022 AFSCME $ 8,103.03 $ 8,508.18 $ 8,933.59 $ 9,380.27 $ 9,849.28City Attorney 7/1/2019 Unrep $ 19,577.31 City Clerk/Communictions Coordinator 6/14/2021 Unrep $ 8,857.00 $ 9,300.00 $ 9,764.84 $ 10,253.08 $ 10,765.74 $ 11,304.03City Manager 9/1/2019 Unrep $ 20,958.34 Chief Building Official 1/1/2022 MMCEA $ 11,102.80 $ 11,657.95 $ 12,240.85 $ 12,852.90 $ 13,495.53 $ 14,170.31 Code Enforcement Officer 6/26/2022 AFSCME $ 7,178.08 $ 7,536.98 $ 7,913.83 $ 8,309.52 $ 8,725.00 Community Development Director 12/15/2019 Unrep 13,790.00 $ $ 17,238.00Community Engagement Specialist 11/23/2021 Unrep $ 7,971.00 $ 8,370.00 $ 8,788.00 $ 9,227.00 $ 9,689.00 $ 10,173.00 Community Service Officer 1/1/2022 BPOA $ 5,237.67 $ 5,499.55 $ 5,774.54 $ 6,063.26 $ 6,366.42 Construction Inspector 6/26/2022 AFSCME $ 8,485.59 $ 8,909.87 $ 9,355.37 $ 9,823.14 $ 10,314.29Deputy City Clerk 1/1/2022 MMCEA $ 6,109.09 $ 6,414.53 $ 6,735.25 $ 7,072.04 $ 7,425.64 $ 7,796.94 Deputy Finance Director 1/1/2022 MMCEA $ 11,985.16 $ 12,584.40 $ 13,213.62 $ 13,874.33 $ 14,568.03 $ 15,296.43 Economic Development and Housing Manager 1/1/2022 MMCEA $ 10,180.48 $ 10,689.50 $ 11,223.97 $ 11,785.18 $ 12,374.44 $ 12,993.16 Electrician 6/26/2022 AFSCME $ 6,923.01 $ 7,269.16 $ 7,632.62 $ 8,014.25 $ 8,414.97 Engineering Technician 6/26/2022 AFSCME $ 6,869.79 $ 7,213.28 $ 7,573.94 $ 7,952.64 $ 8,350.27 Monthly Pay Rates
1 Exhibit
A
67 City of Belmont Master Pay Schedule
Adopted September 27, 2022
Position Effective Date Labor Group Step 1Step 2Step 3Step 4Step 5Step 6 Equipment Operator 6/26/2022 AFSCME $ 6,086.41 $ 6,390.73 $ 6,710.27 $ 7,045.78 $ 7,398.07 Executive Assistant To City Manager 1/1/2022 MMCEA $ 6,728.99 $ 7,065.47 $ 7,418.74 $ 7,789.68 $ 8,179.15 $ 8,588.12 Finance Director 12/11/2019 Unrep 13,752.00 $ $ 17,191.00 GIS Coordinator I 1/1/2022 MMCEA $ 7,329.89 $ 7,696.39 $ 8,081.24 $ 8,485.24 $ 8,909.52 $ 9,355.02 GIS Coordinator II 1/1/2022 MMCEA $ 8,414.77 $ 8,835.50 $ 9,277.27 $ 9,741.14 $ 10,228.21 $ 10,739.58 GIS Coordinator III 1/1/2022 MMCEA $ 9,874.94 $ 10,368.68 $ 10,887.12 $ 11,431.50 $ 12,003.06 $ 12,603.24 Head Teacher 6/26/2022 AFSCME $ 4,491.58 $ 4,716.16 $ 4,951.96 $ 5,199.56 $ 5,459.54Housing Specialist 1/1/2022 MMCEA $ 8,010.78 $ 8,411.35 $ 8,831.90 $ 9,273.48 $ 9,737.17 $ 10,224.03 Human Resources Director 12/13/2019 Unrep 13,202.00 $ $ 16,502.00 Information Technology Director 12/12/2019 Unrep 10,690.00 $ $ 13,363.00 Lead Police Dispatcher 1/1/2022 BPOA 8,092.49 $ $ 8,495.20 $ 8,922.15 $ 9,368.73 $ 9,836.06 Maintenance Worker I 6/26/2022 AFSCME $ 5,032.50 $ 5,284.13 $ 5,548.33 $ 5,825.75 $ 6,117.04 Maintenance Worker II 6/26/2022 AFSCME $ 5,570.66 $ 5,849.19 $ 6,141.65 $ 6,448.74 $ 6,771.17 Management Analyst II 1/1/2022 MMCEA $ 8,316.94 $ 8,732.79 $ 9,169.45 $ 9,627.93 $ 10,109.29 $ 10,614.75 Management Anaylst I 1/1/2022 MMCEA $ 7,636.03 $ 8,017.85 $ 8,418.71 $ 8,839.65 $ 9,281.66 $ 9,745.74Mechanic 6/26/2022 AFSCME $ 6,171.84 $ 6,480.43 $ 6,804.45 $ 7,144.68 $ 7,501.91 Office Assistant I 6/26/2022 AFSCME $ 4,776.04 $ 5,014.85 $ 5,265.59 $ 5,528.87 $ 5,805.31Office Assistant II 6/26/2022 AFSCME $ 5,305.82 $ 5,571.11 $ 5,849.66 $ 6,142.14 $ 6,449.25Parks & Recreation Director 12/14/2019 Unrep 13,830.00 $ $ 17,287.00 Parks Maintenance Worker I 6/26/2022 AFSCME $ 5,032.50 $ 5,284.13 $ 5,548.33 $ 5,825.75 $ 6,117.04 Parks Maintenance Worker II 6/26/2022 AFSCME $ 5,570.66 $ 5,849.19 $ 6,141.65 $ 6,448.74 $ 6,771.17 Parks Manager 1/1/2022 MMCEA $ 9,968.38 $ 10,466.82 $ 10,990.18 $ 11,539.67 $ 12,116.65 $ 12,722.50 Permit Technician 6/26/2022 AFSCME $ 6,509.61 $ 6,835.09 $ 7,176.85 $ 7,535.69 $ 7,912.47 Planning Technician 6/26/2022 AFSCME $ 6,509.61 $ 6,835.09 $ 7,176.85 $ 7,535.69 $ 7,912.47 Police Captain 1/1/2022 MMCEA $ 13,855.66 $ 14,548.44 $ 15,275.83 $ 16,039.61 $ 16,841.63 $ 17,683.72 Police Chief 12/16/2019 Unrep 15,338.00 $ $ 19,173.00
Police Corporal Advanced POST 1/1/2022 BPOA 9,605.28 $ $ 10,085.55 $ 10,589.82 $ 11,119.32 $ 11,675.28 Police Corporal Basic POST 1/1/2022 BPOA 8,713.30 $ $ 9,148.96 $ 9,606.41 $ 10,086.73 $ 10,591.07 Monthly Pay Rates
2 Exhibit
A
68 City of Belmont Master Pay Schedule
Adopted September 27, 2022
Position Effective Date Labor Group Step 1Step 2Step 3Step 4Step 5Step 6 Police Corporal Intermediate POST 1/1/2022 BPOA 9,147.18 $ $ 9,604.53 $ 10,084.76 $ 10,589.00 $ 11,118.45 Police Dispatcher 1/1/2022 BPOA 7,161.27 $ $ 7,519.33 $ 7,895.30 $ 8,290.06 $ 8,704.57Police Lieutenant 1/1/2022 MMCEA $ 12,496.37 $ 13,121.21 $ 13,777.28 $ 14,466.12 $ 15,189.41 $ 15,948.89 Police Officer Advanced POST 1/1/2022 BPOA 9,147.18 $ $ 9,604.53 $ 10,084.76 $ 10,589.00 $ 11,118.45 Police Officer Basic POST 1/1/2022 BPOA 8,297.88 $ $ 8,712.78 $ 9,148.42 $ 9,605.84 $ 10,086.13 Police Officer Intermediate POST 1/1/2022 BPOA 8,713.30 $ $ 9,148.96 $ 9,606.41 $ 10,086.73 $ 10,591.07 Police Officer Recruit 1/1/2022 BPOA 6,610.84 $
Police Records Specialist I 1/1/2022 BPOA 5,305.75 $ $ 5,571.04 $ 5,849.59 $ 6,142.07 $ 6,449.17Police Records Specialist II 1/1/2022 BPOA 5,571.16 $ $ 5,849.71 $ 6,142.20 $ 6,449.31 $ 6,771.78Police Sergeant Advanced POST 1/1/2022 BPOA 10,770.75 $ $ 11,309.28 $ 11,874.75 $ 12,468.49 $ 13,091.91 Police Sergeant Intermediate POST 1/1/2022 BPOA 10,256.10 $ $ 10,768.91 $ 11,307.34 $ 11,872.72 $ 12,466.35 Principal Planner 1/1/2022 MMCEA $ 11,320.03 $ 11,886.06 $ 12,480.37 $ 13,104.34 $ 13,759.58 $ 14,447.54 Public Works Director 12/17/2019 Unrep 14,394.00 $ $ 17,992.00 Public Works Field Supervisor 1/1/2022 MMCEA $ 8,020.94 $ 8,422.02 $ 8,843.09 $ 9,285.29 $ 9,749.53 $ 10,236.98 Public Works Services Manager 1/1/2022 MMCEA $ 11,072.34 $ 11,625.94 $ 12,207.25 $ 12,817.59 $ 13,458.50 $ 14,131.39PW Lead Maintenance 6/26/2022 AFSCME $ 6,390.49 $ 6,710.02 $ 7,045.52 $ 7,397.80 $ 7,767.69 Recreation Manager 1/1/2022 MMCEA $ 9,155.36 $ 9,613.11 $ 10,093.79 $ 10,598.47 $ 11,128.41 $ 11,684.84 Recreation Program Coordinator 1/1/2022 MMCEA $ 5,782.63 $ 6,071.75 $ 6,375.33 $ 6,694.09 $ 7,028.78 $ 7,380.24 Recreation Specialist II (Hourly) 10/1/2022 AFSCME $ 21.56 $ 22.64 $ 23.77 $ 24.96 $ 26.21 Recreation Supervisor 1/1/2022 MMCEA $ 7,648.72 $ 8,031.18 $ 8,432.75 $ 8,854.37 $ 9,297.07 $ 9,761.93 Senior Civil Engineer 1/1/2022 MMCEA $ 11,168.91 $ 11,727.33 $ 12,313.67 $ 12,929.36 $ 13,575.81 $ 14,254.62 Senior Mechanic 6/26/2022 AFSCME $ 6,555.84 $ 6,883.63 $ 7,227.82 $ 7,589.21 $ 7,968.67 Senior Planner 1/1/2022 MMCEA $ 9,124.87 $ 9,581.14 $ 10,060.22 $ 10,563.17 $ 11,091.37 $ 11,645.92 Sr Parks Maintenance 6/26/2022 AFSCME $ 6,390.49 $ 6,710.02 $ 7,045.52 $ 7,397.80 $ 7,767.69 Street Sweeper Operator 6/26/2022 AFSCME $ 5,821.48 $ 6,112.56 $ 6,418.18 $ 6,739.09 $ 7,076.05 Teacher 6/26/2022 AFSCME $ 3,905.77 $ 4,101.06 $ 4,306.12 $ 4,521.42 $ 4,747.49Teacher's Aide (Hourly) 6/26/2022 AFSCME $ 19.72 $ 20.71 $ 21.74 $ 22.83 $ 23.97 Technology Specialist I 1/1/2022 MMCEA $ 7,220.65 $ 7,581.67 $ 7,960.79 $ 8,358.76 $ 8,776.71 $ 9,215.55Technology Specialist II 1/1/2022 MMCEA $ 8,953.83 $ 9,401.55 $ 9,871.58 $ 10,365.18 $ 10,883.45 $ 11,427.60 Technology Specialist III 1/1/2022 MMCEA $ 9,875.76 $ 10,369.57 $ 10,888.05 $ 11,432.44 $ 12,004.05 $ 12,604.25 Monthly Pay Rates
3 Exhibit
A
69 City of Belmont Master Pay Schedule
Adopted September 27, 2022Unrepresented Per Diem Positions Position Effective Date Step 1Step 2Step 3Step 4Step 5Step 6 Accounting Technician I 1 6/26/2022 $ 31.04 $ 32.59 $ 34.22 $ 35.93 $ 37.73 Accounting Technician II 1 6/26/2022 $ 34.14 $ 35.85 $ 37.64 $ 39.53 $ 41.50Accounting Technician III 1 6/26/2022 $ 38.35 $ 40.26 $ 42.28 $ 44.39 $ 46.61Administrative Assistant 1 1/1/2022 $ 33.36 $ 35.03 $ 36.78 $ 38.62 $ 40.55 $ 42.58 Associate Civil Engineer 1 1/1/2022 $ 52.39 $ 55.01 $ 57.76 $ 60.65 $ 63.69 $ 66.87Building Attendant I* 1/1/2022 $ 17.01 $ 17.86 $ 18.75 $ 19.69 $ 20.68 Building Attendant II* 1/1/2022 $ 18.71 $ 19.65 $ 20.63 $ 21.66 $ 22.74 Dispatcher, Per Diem 3 10/1/2022 $ 46.69 $ 49.01 $ 51.47 $ 54.05 $ 56.75 Electrician 1 6/26/2022 $ 39.94 $ 41.94 $ 44.03 $ 46.24 $ 48.55Head Teacher 1 6/26/2022 $ 25.91 $ 27.21 $ 28.57 $ 30.00 $ 31.50Intern 1/1/2022 $ 16.20 $ 17.01 $ 17.86 $ 18.75 $ 19.69Lifeguard I 1/1/2022 $ 17.70 $ 18.59 $ 19.51 $ 20.49 $ 21.51 Lifeguard II 1/1/2022 $ 18.63 $ 19.56 $ 20.54 $ 21.57 $ 22.64 Maintenance Worker I 1 6/26/2022 $ 32.14 $ 33.75 $ 35.43 $ 37.20 $ 39.06 Nutrition Site Coordinator 1/1/2022 $ 21.56 $ 22.64 $ 23.77 $ 24.96 $ 26.21 Office Assistant I 1 6/26/2022 $ 30.61 $ 32.14 $ 33.75 $ 35.44 $ 37.21 Office Assistant II 1 6/26/2022 $ 29.03 $ 30.49 $ 32.01 $ 33.61 $ 35.29Planning Technician 1 6/26/2022 $ 32.14 $ 33.75 $ 35.43 $ 37.20 $ 39.06Police Officer (Advanced POST), Per Diem 2 1/1/2022 $ 52.77 $ 55.41 $ 58.18 $ 61.09 $ 64.14 Police Officer (Basic POST), Per Diem2 1/1/2022 $ 47.87 $ 50.27 $ 52.78 $ 55.42 $ 58.19Police Officer (Inter POST), Per Diem 2 1/1/2022 $ 50.27 $ 52.78 $ 55.42 $ 58.19 $ 61.10Police Records Specialist I, Per Diem 1 1/1/2022 $ 30.61 $ 32.14 $ 33.75 $ 35.44 $ 37.21Police Records Specialist II, Per Diem 1 1/1/2022 $ 32.14 $ 33.75 $ 35.44 $ 37.21 $ 39.07Recreation Leader 4 1/1/2022 $ 16.20 $ 17.01 $ 17.86 $ 18.75 $ 19.69Recreation Program Coordinator 1 1/1/2022 $ 33.36 $ 35.03 $ 36.78 $ 38.62 $ 40.55 $ 42.58Recreation Specialist I 4 1/1/2022 $ 19.60 $ 20.58 $ 21.61 $ 22.69 $ 23.83Recreation Specialist II4 1/1/2022 $ 21.56 $ 22.64 $ 23.77 $ 24.96 $ 26.21 Hourly Pay Rates
4 Exhibit
A
70 City of Belmont Master Pay Schedule
Adopted September 27, 2022Unrepresented Per Diem Positions Position Effective Date Step 1Step 2Step 3Step 4Step 5Step 6 Senior Lifeguard 1/1/2022 $ 20.49 $ 21.52 $ 22.59 $ 23.72 $ 24.91 Senior Rec Leader 1/1/2022 $ 17.82 $ 18.71 $ 19.65 $ 20.63 $ 21.66 Street Sweeper Operator 1 6/26/2022 $ 33.59 $ 35.26 $ 37.03 $ 38.88 $ 40.82 Teacher 1 6/26/2022 $ 22.53 $ 23.66 $ 24.84 $ 26.09 $ 27.39Teacher's Aide 1 6/26/2022 $ 19.72 $ 20.71 $ 21.74 $ 22.83 $ 23.97Technology Specialist I 1 1/1/2022 $ 41.66 $ 43.74 $ 45.93 $ 48.22 $ 50.63 $ 53.17 Technology Specialist II 1 1/1/2022 $ 51.66 $ 54.24 $ 56.95 $ 59.80 $ 62.79 $ 65.93Technology Specialist III 1 1/1/2022 $ 56.98 $ 59.82 $ 62.82 $ 65.96 $ 69.25 $ 72.72Van Driver 1/1/2022 $ 19.60 $ 20.58 $ 21.61 $ 22.69 $ 23.83 Notes
Unrepresented per diem : A position having a workweek of fewer hours than the workweek established for full‐time positions in the class. * Building Attendants I and II are eligilbe to receive a weekend differential of $1.00 per hour for work performed on Saturdays and Sundays. 1Hourly pay rates derived by multiplying full‐time equivalent monthly rate by 12 (months in year) and dividing by 2080 (hours in work year)2Hourly pay rates derived by multiplying full‐time equivalent monthly rate by 12 (months in year)3 Hourly pay rates derived by multiplying full‐time Lead Police Dispatcher by 12 (months in year) and dividng by 2080 (hours in work year)4 Tied to Belmont minimum wage as follows:

Recreation Leader ‐ Adjusted to Minimum Wage
Building Attendant I*‐ 5% Above Above Recreation Ldr
Building Attendant II*‐ 10% Above Building Attendant I
Lifeguard I ‐ 5% Below Lifeguard II
Lifeguard II ‐ 15% Above Rec Leader
Nutrition Site Coordinator ‐ Tied to Recreation Specialist II Recreation Specialist I ‐ 10% Above Sr. Rec Leader
Recreation Specialist II ‐ 10% Above Rec Spec I
Sr Rec Leader ‐ 10% Above Rec Leader
Sr. Lifeguard ‐ 10% Above Lifeguard II
Van Driver ‐ Tie to Recreation Specialist I
Revision History
Resolution 2018‐04 ‐ Initial Adoption March 13,2018
Resolution 2019‐019 ‐ Revised Adoption February 23,2021 Hourly Pay Rates
5 Exhibit
A
71 CITY OF BELMONT

APPEAL APPLICATION
ZONING ORDINANCE #360 - SECTION 10
I, ,appeal the action of the PLANNING COMMISSION
at the Regular Meeting held on
on the application for
granted/not granted to
concerning the property located at the following address Being Lot Block Subdivision
Assessor's Parcel No.

This APPEAL, in accordance with Ordinance #360, gives the following reason(s) to make claim that there was an error or abuse of discretion by the Commission, or wherein its decision was not supported by the evidence in the record (attach a separate sheet of paper, if desired):

I/We, the undersigned appellant, do hereby certify that this Appeal, in accordance with Ordinance #360, has been filed within the ten (10) day filing period and the fee of $1,069 has been paid to the City of Belmont.

Appellant Name (Print) Appellant Signature
Address (City, State, Zip)
Email address
Home Phone Cell/Other Phone
• Multiple/group appellants will be considered as one entity for purposes of speaking time limits at the appeal hearing.
• The applicant may be required submit 8 paper sets of complete plans/blueprints with the completed appeal form. Submission of multiple sets of other backup documentation is not necessary. • The City of Belmont can accept electronic submittals of documentation. • City staff will coordinate a Hearing Date with the appellant and applicant following submittal of appeal.

Yadong Yu
June 21, 2022
1513 Folger Dr Single-family Design Review and Tree Removal Permit - Project Redesign Anna Felver with Thomas James Homes
1513 Folger Dr, Belmont CA 94002
044-351-040
Yadong Yu
1515 Folger Dr, Belmont CA 94002
[email protected]
(650)421-3222
[
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Concerns of the bulk issue are shared by many neighbors. At the last December public hearing, two commissioners pointed out that the ~600 square feet living area with over 20 feet clearance, and the 423 square feet outdoor living space with only one side open inflate the bulk to an extent a 6,000 square feet house looks like! The applicant refused to address the bulk issue in the redesign.

The picture below compares the redesign (top) and design (bottom).

2. The redesign maximizes the impacts to public views, and thus violates Residential Design Guideline A‐6 – “Minimize impacts to public views/Retain existing Ridgelines” Left: from Folger Dr and Folger Ct, pedestrians can see the Hallmark and Carlmont mountains.

Right: The bulky house at max height blocks the public views

3. The applicant committed frauds to deceive city staff, planning commission, and the neighbors to gain unfair advantage.
a. False statement about neighborhood outreach results
In the neighbor relation summary, the applicant lied to city staff that they were well received by 13 neighbors at an outreach meeting. The truth is: some neighbors in the attendee list were not even present at the meeting, and many at the meeting expressed concerns on the bulk and opposition to excessive tree removal.
b. Misleading perspective view drawings of the proposed house At the 6/21/2022 public hearing meeting, the applicant presented several perspective view renderings of the future house with trees, retaining wall, and some neighbor houses. In these rendering the applicant shrank the proposed house by 33‐50% to hide the bulk issue. 73 1
From: Yadong Yu
1515 Folger Dr
Belmont CA
To: City council members
RE: appeal of the Planning Commission approval on “June 21, 2022– Agenda Item 7B Application No. 2021-0037 – 1513 Folger Drive Single-Family Design Review and Tree Removal Permit – Project Redesign”
Dear City council members,
Please accept this as written statement of my appeal to the decision to approve ‘1513 Folger Drive Single-Family Design Review and Tree Removal Permit – Project Redesign’ by Planning Commission at the public hearing meeting on June 21, 2022.

The basis of my appeal is the belief that the Planning Commission failed to adequately weigh the following standards and facts when they reviewed the redesign.

1. The initial design was reviewed at the Dec. 21 2021 Planning Commission meeting and was asked to redesign due to unnecessary bulk issue and public view concerns. The redesign reviewed on Jun. 21 2022 didn’t address the bulk issue raised at the last meeting, and thus violates Residential Design Guideline B-1 “reduce bulk”.

2. The design maximizes the impacts to public views, and thus violates Residential Design Guideline A-6 – “Minimize impacts to public views/Retain existing Ridgelines”

3. The applicant committed frauds to deceive city staff, planning commission, and the neighbors to gain unfair advantage.

The following pages explain these in detail.
74 2

1. The initial design was reviewed at the Dec. 21 2021 Planning Commission meeting and was asked to redesign due to unnecessary bulk issue and public view concerns. The redesign reviewed at Jun. 21 2022 didn’t address the bulk issue raised at the last meeting, and thus violates Residential Design Guideline B-1 “reduce bulk”.

1.1 initial design
In 2021 April, neighbors around 1513 Folger Dr, the site to be developed, received an invitation to an outreach meeting from the applicant along with a draft of the development plan of a new single-family house. The plan included a main house of a 92 feet wide x 28 feet high front facade with only 20 feet front setback (Figure 1). While expansive and towering at front, the depth of the building was up to 47 feet. The floor area of the main house calculated by the applicant was 3,975 sq ft, but the actual bulk is equivalent to a 4900 sq ft house (see bulk analysis on page 8). In addition, this plan included a 592 square feet so-called ‘future ADU’, of which the floor area was not counted toward the total floor area. Three mature coast live oak trees on the boundary between 1509 Folger Dr and 1513 Folger Dr are in the site for this ADU. The applicant included removal of these trees to make room for the ADU.

Figure 1. The rendering of the proposed house in the draft plan that neighbors received in April 2021. The above scanned image shows the street view of the house that featured a 92W x 28H feet front façade and depths up to 47 feet.
75 3
Figure 2. Visual effect of the initial design in the context of neighborhood. The proposed house is colored in orange, while existing houses on Folger Dr are colored in alternating blue and green. The initial design including the main house and a ‘future ADU’ (at the rear left of main house) was discussed at the Dec. 21st 2021 planning commission public hearing meeting. This drawing is prepared by Yadong Yu using Google Sketch Pro. The 3D models of the existing houses were based on Google Earth and on-site inspection. The 3D model of the proposed house was based on the plan submittal the applicant sent to city in June 2021. All models are on the same scale.

The following table summarizes the Floor Area Ratio (FAR) of the houses on Folger Dr. Except 1520 Folger Dr, which is an outlier because it’s the only R1E lot that is over 1 acre, all existing houses are of small to medium size. The proposed house at 1513 Folger Dr are 3 times of the average house. (The house and lot sizes were taken from Zillow.com).

Address Floor Area, sq ft Lot area, sq ft FAR District
1300 Notre Dame 1950 7448 0.26 R1B
1500 Folger Drive 2320 6141 0.38 R1B
1501 Folger Drive 1620 11761 0.14 R1A
1502 Folger Drive 1790 6534 0.27 R1B
1503 Folger Drive 2484 8550 0.29 R1B
1504 Folger Drive 2020 6751 0.30 R1B
1505 Folger Drive 1350 8145 0.17 R1B
1506 Folger Drive 890 6577 0.14 R1B
1507 Folger Drive 1731 7666 0.23 R1B
1509 Folger Drive 1030 8363 0.12 R1B
1513 Folger Drive * 3974 12197 0.33 R1A
1514 Folger Drive 1790 9583 0.19 R1B
1515 Folger Drive 1430 11000 0.13 R1A
1516 Folger Drive 1620 10759 0.15 R1A
1517 Folger Drive 2700 14520 0.19 R1A
1518 Folger Drive 2500 6751 0.37 R1B
1519 Folger Drive 1540 6795 0.23 R1B
76 4
1520 Folger Drive 4500 51836 0.09 R1E
1546 Folger Drive 2680 12632 0.21 R1A
The residents on Folger Dr and people familiar with the neighborhood were dismayed by the proposed big house that is in striking contrast with the existing small to medium sized houses on the street. The residents including: Rich at 1500 Folger Dr, Joanne and Victor at 1504 Folger Dr, Patricia and John at 1505 Folger Dr, Randy at 1506 Folger Dr, Sue and Reed at 1509 Folger Dr, Xiaobin and Yadong at 1515 Folger Dr, Kim and Lee at 1515A Folger Dr, Michael at 1516 Folger Dr, Saul at 1517 Folger Dr, Lauren and Ryan at 1518 Folger D exchanged concerns about the bulk issue of the proposed house and excessive tree removal after we read the plan. Its massive footprint, particularly the over 90 feet wide front façade and 28 feet max height, imposed the maximum bulk upon the street front. Some of us attended an outreach meeting on Apr 21st, 2021 hosted by the applicant, and expressed the concerns at the meeting too. Yet, since then and by Dec. 21 2021 the applicant had made no change on the location or dimension of the main house or the ‘future ADU’.

At the Dec. 21st 2021 Planning Commission public hearing meeting, commissioner Majeski commented on the bulk issue (from 1h 42m of the recorded video):
“from my perspective this design is pretty bulky. The front facing Folger is certainly not anything but big, for sure architecturally it’s making a statement. It’s a very strong statement. It is a pretty large bulky house. It’s the biggest house that can possibly be built on the site.”
Commissioner Kramer commented on its bulk (1h 52m):
“…what I am struggling with is like what commissioner Majeski mentioned the bulk. I think the way it is written is that you are supposed to avoid unnecessary bulk. And the structure is stepped back but not stepped back from street. Under the ridge of the roof there is open space about 2 feet for garbage can. The structure is L shaped but the long arm faces the street, so it looks like an even larger house than it is. And you have the great room living area with over 20 feet clearance inside. We had bad experience that in cities where people had …(indistinguishable)… spaces and filled in that space without permit later. So, I don’t see it is attempting not to look bulky. Clearly planner Shek does math a couple of ways.

Clearly one can build a 3900 square foot house there. But this looks like a much larger house. This looks like a 6000 square foot house”.

Commissioner Kramer further added (2h 04 min):
” it does not appear to me that the design of this building is attempting to mitigate the appearance of bulk. It is trying to maximize the bulk of the building, so it looks like an even larger house than it is. And it does look to me that at the public facing side there is uninterrupted two-story wall.”
77 5
Commissioners also pointed out that if the ‘future ADU’ is to be reviewed, its square footage needs to be included in the total floor area, which will be 600 sq ft over the max allowable.

Besides, it was a consensus among the commissioners and public members that the removal of three mature coast live oak trees (protected species) to make room for this ‘future ADU’ is unnecessary.

At the end of the Dec. 21st, 2021meeting, all four commissioner present at the meeting voted Yes to continue the design review. The applicant agreed to redesign to address the bulk issue.

1.2 redesign
However, the redesign did little to reduce the bulk. At the Planning Commission public hearing meeting on Jun. 21st 2022 to continue the design review, a redesign was reviewed. Figure 3 below shows the comparison of the redesign with the initial design. The redesign changed the roof style from two separate gables to a continuous major roof and changed the siding materials and colors of the walls. The building footprint was the same as that in initial design.

The dimensions of the second-floor structure remained essentially same except the rear side of the east wing recessed a couple of feet. The max height stays at 27’11’’.

Figure 3. Comparison of the redesign with the initial design. (left) Front elevation comparison. The top shows the redesign with a major roof ridge and the 2nd floor street facing wall painted in darker color.

The bottom shows the initial design with two separate gables linked by a central section. (right) Rear elevation comparison.
78 6
The little change in bulk is also reflected by minimal change in the total floor area from 3974 to 3968 square feet (please see tables below, left – Dec.21, 2021 project data, right – Jun. 21, 2022 project data). The applicant clearly refused to make a good-faith effort to respect City guidelines.

In order not to include the ‘future ADU’ in the total floor area, the applicant removed the ADU from the redesign. However, in an outreach notice to the neighbors only a few days before the June public hearing meeting, they said they were considering alternative locations for the ADU.

The following drawings depict the redesigned house omitting the ‘future ADU’ in the context of the neighborhood (Figure 4). Even without the ADU, the redesigned main house itself still looks overly bulky. The building bulk is more than the three houses at 1507, 1509 and 1515 Folger Dr around it combined.
79 7

Figure 4. Visual effect of the redesign in the context of the neighborhood. The proposed house is colored in orange, existing houses on Folger Dr are colored in alternating blue and green. (Top) perspective view from west. (Middle 1) bird eye view from south. (Middle 2) bird eye view from east. (Bottom) street view. 3D models were prepared by Yadong Yu using Google Sketchup Pro. All models are on the same scale.
80 8

1.3 bulk analysis
From outside, the max width and height, the narrow front setback, and the mostly two-story walls contribute to the bulky appearance of the house. From Inside, the excessive high ceiling area and a so-called ‘outdoor space’ that is mostly enclosed inflate the bulk of the house to a much larger extent than a normal 4000 square feet house would look like (Figure 5).

Figure 5. Bulk analysis of the proposed house. (top) An indoor living space colored in magenta of 24W x 24D x 24H feet dimensions. The 2nd floor in this space has only a 24x4 feet bridge that connects the east and west wings of the building. Although this space takes twice of 24x24 =576 sq ft building bulk, in the applicant’s calculation, only the bridge (24x4=96 sq ft) was included in 2nd floor area calculation. (bottom) a so-called ‘outdoor’ living space colored in yellow of 423 sq ft not counted in total floor area. This space is covered with a flat roof and surrounded with structures of the main house on three sides. It looks pretty much like an integral part of the main house.
81 9
Neighbors and I had been anticipating a new house after the lot was sold for singlefamily use. We had never expected the developer will exploit the city’s codes to the extreme in all aspects to build such a huge house. The building bulk of this house is more than the three houses at 1507, 1509 and 1515 Folger Dr combined. They use the larger than necessary high clearance living space and a so-called outdoor living space with only one side open so that it is probably very easy they can enclose these areas to gain near 1,000 square feet later. This is a clear and intentional violation of guidelines on reducing bulk.

2. The design maximizes the impacts to public views, and thus violates Residential Design Guideline A-6 – “Minimize impacts to public views/Retain existing Ridgelines”
Figure 6. Vision analysis of the impacts of the proposed house to public views. (left) From Folger Dr near the intersection of Folger Dr and Folger Ct, pedestrians can enjoy a public view of the Hallmark and Carlmont mountains and the valley below. A tall oak tree at the street front of 1513 Folger Dr lot enhances the view. Although on camera this tree breaks the wide span of the mountain view, to human eyes we see through this tree, and its foliage adds depth and enhances the perspective of the wide vista. This rewarding view is perhaps one big reason why so many people like to walk on Folger Dr. (right) visual effect of the proposed house blocking the mountain ridge views.

At the Dec. 21 2021 meeting, commissioner Majeski commented on the public view as follows (1h 43m):
“I would say as you walk by that spot, because currently it is a large parking lot, there are a number of places the public view from the street is quite beautiful. And I would agree with the residents that the public view isn’t just of the ridgeline which you can see a little bit through the beautiful trees, but we shouldn’t forget the fact that the forest of Belmont is made up of individual trees. This is a particularly 82 10
beautiful piece of Belmont with particularly beautiful oak trees of certain character. I think it is a shame to give up both some healthy trees as well as some public view with a… what seems to me a deliberately bulky and as residents noted not particularly in character with the neighborhood home”
As shown in the right panel of the Figure 6, the expanse of the proposed home blocks public view of the mountain ridges and valleys below. The design (and redesign) has the same footprint and the same maximum height 27’11”. The designs maximized the impacts to the public views, and thus violates Guideline A-6 – ‘minimize impacts to public views/retain profile of existing ridgelines’
The screenshot below is the presentation by the applicant at the 6/21/2022 meeting. The applicant showed the two views from public property and claimed that the public views are preserved. In the left one the sight line first goes over the front yard of 1515 Folger Dr, and 83 11
then passes the southeast corner of 1513 Folger Dr lot. This view covers no more than 20% of the 1513 Folger Dr lot, therefore it is not representative as to whether the proposed house impacts the public view.

3. The applicant committed frauds to deceive city staff, Planning Commission, and the neighbors to gain unfair advantage.

3.1. False statement about neighborhood outreach results In the neighbor relation summary, seen in both 12/21/2021 and 6/21/2022 public hearing meeting agendas, the applicant falsely claimed that there were 13 attendees at the April 2021 outreach meeting, and all were supportive except Michael O’Neill, who didn’t want any construction on the site. The truth is:
• Some of the attendees shown in the list were not even present at the meeting, and many at the meeting expressed concerns on the bulk of the building and excessive tree removal. There was an attendee who claimed she lives close by, but we never knew such neighbor. The applicant appeared to be open-minded by telling us there will be several iterations of outreach. Many people expressed the concerns in a friendly tone, but the common feeling was undeniably against the overly bulky building. Besides of the attendee none of us knew, Wendy at 1546 Notre Dame Ave was the only neighbor who welcomed the large building.
• Rich at 1500 Folger Dr mentioned several observations of the site: a) The front façade will be an important aspect the planning commission reviews, but it looked overly big; b) The oak tree at street front should be preserved as it blocks the street light from shining into the house at night; c) The proposed swimming pool receives little sunlight as the proposed two-story house and the large trees cast shadow on it. A single-story house would be more appropriate for the swimming pool.
• Michael O’Neill pointed out that the big house is out of character for the neighborhood. He further expressed concern on energy waste by the large house. He recommended to scale down the house to fit in the neighborhood. • Yadong welcomed the City’s decision to convert the vacant lot to SFH use. He pointed out the proposed house used the code to extreme in all aspects such that it created a way too large house for the neighborhood.
• Lee mentioned privacy and glazing issues of the large glass wall facing Yu’s house. • Sue and Reed informed the applicant of the water overflow from a storm drain on the parking lot on 1513 Folger Dr that often spills to their street front.

The applicant lied to city staff by claiming that they were well received by neighbors. At the meeting, they appeared to be attentive and courteous by telling the neighbors there will be several iterations of outreach, but after hearing many concerns from neighbor at the meeting they painted a story that their proposal was well received, they made no change to the bulk 84 12
of the house and submitted the plan for city staff to approval in June. The bulk aspects of the plan remained unchanged till the Planning Commission meeting on Dec 21, 2021.

Additionally, the applicant made false statements on the interactions with the immediate neighbor Yu family at 1515 Folger Dr. They described as if they were courteous and diligent, but the truth is that they leveraged the use of a strip of land by Yu family and demanded the neighbors to pay them over a hundred thousand to reduce the development cost. Details are described in section 3.3.

3.2. Misleading perspective view drawings of the proposed house At the June 21st 2022 meeting, the applicant presented several perspective view renderings of the redesigned house with trees, retaining wall, and some neighbor houses around it.

While they look colorful, they are very misleading.
(1) The actual oak at the street front of 1513 Folger is about 28 feet tall, which is supposed to be level with the roof of the proposed house. In the applicant’s front context perspective rendering above, this tree is taller than the house by a story. In other words, the applicant visually under--represented the house by ~33% and grossly inflated the tree coverage.
(2) In the same rendering, the existing stone retaining wall can be seen at the periphery.

The wall starts at street with a 5 feet height, and goes higher with the slope and reaches the 14 feet max height as it disappears behind the house. The applicant shows that the house is only half story taller than the section of the wall at 14 feet, which is another indication they shrank the house.
(3) The single-story house of 1515 Folger Dr behind the old retaining wall is built on a ground ~11 feet higher than 1513 Folger Dr. Its roof is not higher than the proposed 85 13
house. Besides, there is no structure like the house shown on the right edge of the rendering.
(4) The rear perspective view below is even more misleading. The house is drastically shrunk to show that it is not higher than the section of the retaining wall at 14 feet.

In this case, the applicant shrank the house by 50%!

3.3. Applicant pressed the neighbor to pay for the development using fraudulent claims.

This may not be relevant to the design review, but I want to include it here to demonstrate that the applicant is versed at deceiving people. Our property at 1515 Folger Dr is immediately next to 1513 Folger Dr the property to be developed. Both properties are on a ~14% grading slope. 1513 Folger Dr includes a flat area that was created by extensive excavation from the slope, a stone retaining wall and a strip of land behind the wall. 86 14
(1) At the 2021 April outreach
meeting, I opposed dense
planting behind the old
retaining wall because the
trees will be too close to
our house. Later I wrote to
Ms. Anna Felver the
project manager at TJH to
notify that there are errors
in the survey map about
the location of our house.

The actual location of our
house is much closer to the retaining wall. The survey for 1513 Folger Dr conducted late 2020 clearly relied on outdated satellite image to depict neighboring structures.

The guesswork of the outline of our house was wrong because the large canopies of two large oak trees obscure the view of our house from sky. Without hearing a response, I then sent them a photo of the narrow pathway between the old retaining wall and out house as shown above. TJH sent Niraj Kapadia, the project director, to our property to take photos of the old retaining wall and the pathway beside it.
(2) In late June 2021, TJH submitted the design plans to city for approval. In the site plan and landscape plan, without notifying us, they added 6’ fences on the shared property lines with our property. The fence narrows the pathway from 6 feet to less than 3 feet at the garage corner.
(3) On July 2nd 2021, TJH organized a meeting with Yu family and the owners of 1513 Folger Dr to discuss the retaining wall, during which they demanded cost sharing in order for Yu family to continue to use the strip of land in the pathway. Niraj stated that the retaining wall has served as a fence, and we should share the cost of reinforcing the retaining wall. We pointed it out that the retaining wall is totally located in their property. We further questioned the logic of the fence theory. Niraj said “there is no such thing that you can continue to use the land (behind the wall) but don’t share the cost”.
(4) Following the meeting, we started to consult with attorneys who are familiar with easement. We retained attorney Grant Turner. Mr. Turner wrote a friendly letter in late July 2021 to Anna Felver to remind them of the long history of the use of land by us and previous owners, and that according to California law we are likely to establish it as an easement. Mr. Turner proposed two sides to keep the communication line open and to settle the land use issue by establishing an official easement.
87 15
(5) On Aug. 9th 2021, Mr. Jon Tattersall, President Northern California of TJH sent an attorney letter to Mr. Turner as their official response. Attorney Lo Duca, representing both TJH and the owners Matt Salazar and Elizabeth Lui, referred to California law on cost sharing on property line fence and that the retaining wall only a few feet away had served as the fence, he moved on to demand we pay half of the $272,000 cost of a new retaining wall. As often seen in a fraud email, they first created a status of emergency by stating that the retaining wall is deteriorating rapidly every passing day. Then they made an irrational claim that the old retaining wall serves as a fence and thus we should share the cost equally with the owner of 1513 Folger Dr for a new retaining wall further into their property to reinforce the old wall.
(6) Attorney Turner wrote back to Attorney Lo Duca, and rejected their demand of cost share because the old retaining is totally located in their property and thus it does not qualify as a division fence. He recommended to go back to the easement discussion. He followed up with a proposal that Yu family pays $5000 and all costs related with documenting an easement to continue to use the strip of land in the pathway.
(7) In November 2021, Attorney Lo Duca wrote back with a counteroffer. He asked for $55,000 to establish the easement of land use after they build fences at least two feet away from the old retaining wall. At several points the property line is less than two feet from the wall. We were frustrated that this counteroffer seemed just like another fraud. From this point on, we stopped negotiating with them.

Committing frauds is a crime! A pattern of bullying and lack of integrity has been clearly shown by this applicant in the series of fraudulent behaviors. The applicant often conflates concepts such as ‘future ADU’, ‘outdoor living space’ as mentioned before, and here a fence theory for the retaining wall. These behaviors should not be encouraged. The easy approval will only make them bolder in future applications, which will cause a lot more controversy.

Conclusions
Neighbors on Folger Dr and people who regularly take a walk on Folger Dr were appalled by the approval of the redesign which made no difference from the original design but cosmetic changes.

This applicant’s sole goal seems to maximize the profit, it doesn’t matter if it can be done by creating the largest possible floor area of the new house or by exploiting neighbor to reduce the cost. In addition, they eye on potential expansion by making excessive high ceiling area and enclosed ‘outdoor living space’. A ‘future ADU’ is removed temporarily in the redesign only for convenience. It is however still planned as they stated in the outreach notice. 88 16
In the redesign, the applicant was reluctant to make substantial changes to address the bulk issue of the proposed house. Instead, they changed the roof orientation, the color and material of the sidings, but kept the same footprint, heights, and the mainly two-story walls. They then went on to claim that they made a lot of changes. They very intentionally picked the public hearing dates, Dec. 21st 2021 and Jun. 21st 2022, when many people were out of town. In addition, they spent considerable amount of time on drawing perspective renderings in which the proposed house and surrounding objects were not on the same scale to show that the new house looked like a miniature.

When dealing with the applicant that is tenacious on maximizing the floor area, the staff in the city development department and the planning commission must have spent enormous time. It is understandable that people will be worn out after months’ battle particularly if it is not their own interest. To give green light on the redesign, however, is an easy job but not the right job.

The easy approval only encourages the applicant to use the tricks they did this time for future applications. This redesign if approved will set a precedent for other developers to follow.

Developments in this exploitative way will surely destroy the character of our streets.

In view of the above serious issues, we seek the followings actions and relief:

1. Approve this appeal to reverse the Planning Commission design review application based on the evidence provided herein.

2. Require redesign such that all enclosed areas are counted into the total square footage. Count the square footage of high ceiling area with over 20 feet clearance as twice the floor area at ground level. Include the 432 square feet covered ‘outdoor living space’ in the calculation of square footage as is done in other cities (please see regulations in neighboring cities in Appendix).

3. Lower the roof by 5 feet and step-back the upper floor such that the building does not block public views.

4. Applicant issues a retraction of their false neighbor relation summary and communicates this to all parties they misrepresented.

Thank you for your consideration!
Sincerely,
Yadong Yu
89 17
Appendix

1. Floor area calculations in neighboring city
Milbrae:
https://www.codepublishing.com/CA/Millbrae/html/Millbrae10/Millbrae1005.html#10.

05.0520
a. The floor area of a room with a ceiling greater than nine feet in height shall be calculated as the product of the overall height multiplied by the horizontal floor area and divided by eight; however, in cases where the ceiling slopes at three to twelve or greater, the uppermost five feet will be excluded from the calculation. b. Crawlspace area greater than two feet above exterior grade will be counted by multiplying the horizontal floor area by the average height of the area, as determined by the height of the finished floor above to the respective corner exterior grade of the building, deducting two feet to allow for typical height of crawlspace and floor joists, and dividing by eight; however, no negative crawlspace area calculation will be considered.
c. In an attic with a roof slope of three to twelve or greater, only the portion of the floor area with a ceiling height of five feet or greater shall be counted. d. The area of atriums, covered and enclosed courtyards, and all covered decks and balconies shall be counted.
e. The area of all decks and balconies with a floor height above finished grade of seven feet or more shall be counted.
f. One-half of the area of covered patios, decks and balconies with a floor height less than seven feet above finished grade shall be counted.
g. The area of unenclosed front entry porches, and portions thereof, at least ten feet deep shall be counted.

Burlingame:
https://cms6.revize.com/revize/burlingamecity/document_center/Planning/FAQ/R1%20Handout.pdf Floor Area Ratio
“Floor Area Ratio (FAR)” means the gross square footage of the floor area of a building or buildings as a ratio of the area of the lot on which the building or buildings are 90 18
located.

In calculating FAR on single family residential lots the measurement shall include the gross floor areas of the primary dwelling, the garage, and all accessory structures on foundations, and shall include all basements with a ceiling height of six (6) feet or greater.

Attic areas that are accessible and more than five (5) feet in height shall be included in FAR. Lower story areas that are accessible and more than six (6) feet in height shall be included in FAR. Open spaces within the structure which are higher than twelve (12) feet shall be counted as two floors. Areas beneath second story decks are included in FAR.

San Mateo:
https://sanmateo.ca.us.open.law/us/ca/cities/san-mateo/code/27.04.200#(c)(6)(B)(i) (c) Measurement, for single-family dwellings in R1 zoning districts, shall include the following:
(1) A covered structure or portion of a building where it has a horizontal or sloped covering which consists of 50% or more solid material.
(2) All area enclosed within the walls of the principal structure (as measured from the outside perimeter of walls), and the area (or footprint) of any attached carports, covered balconies or porches (as measured from the outside perimeter of its support structures).
(A) Exception: To encourage street frontage activity, the first 100 square feet of a covered front porch shall not be included as floor area. (3) The area of all detached accessory structures, regardless of the number of open sides, including:
(A) Detached garages and carports;
(B) Storage sheds and other similar structures; and
(C) Covered patios or similar structures.
(4) Any interior space where the vertical distance between the upper surface of the floor and the floor above is fifteen (15) feet or more shall be counted as twice the 91 19
floor area. If there is no floor above the space, then the distance shall be measured to the underside of the roof structure.

San Carlos:
https://www.codepublishing.com/CA/SanCarlos/html/SanCarlos18/SanCarlos1803.html #18.03.080

18.03.080 Determining floor area.

The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure, measured from the outside perimeter of the exterior walls and/or the centerline of interior walls.

A. Included in Floor Area. Floor area includes, but is not limited to, all habitable space (as defined in the California Building Code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof or within lines drawn parallel to and two feet within the roof line of any building without walls. Garages in the RS-6 zoning district shall be included in floor area calculations. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.
92 THOMAS JAMES HOMES
255 Shoreline Dr Suite 428,
Redwood City, CA 94065
May 18, 2022
TO: Tim Shek
Community Development

CITY OF BELMONT
1 Twin Pines Ln, Belmont, CA 94002
[email protected]
1513 Folger Drive – Use Permit PA2021-0037
Dear the City of Belmont Honorable Planning Commission and Staff, Thomas James Homes has revised the plans for 1513 Folger Drive to address the design considerations and feedback received from the Planning Commission public hearing on December 21, 2021. The received design comments included the building bulk and structural volume to be consistent with the Residential Design Guidelines and necessary SFDR findings, specifically finding B. The design guidelines provided to be revisited were:

A-3b. Upper floors should be proportionately smaller and shorter than the ground floor A-4c. Avoid large flat walls by projecting and recessing sections B-1a. Avoid two-story, flat building walls
B-1d. Increase step backs of upper-story additions & project/ recess building walls Thomas James Homes has worked with planning staff to revise the home with significant modifications to achieve an approvable home for the City of Belmont. Two meetings were held during this time to discuss multiple design concepts: February 8,2022 with City Planners Damon DiDonato, Rob Gill, and Tim Shek and March 29,2022 with Community Director Carlos De Melo and City Planner Tim Shek. The current submittal before you has undergone significant revisions to address the comments. Please see the narrative of the site context as well as a list of these implemented revisions.

SITE CONTEXT
Due to the unique site context, the proposed home is specifically positioned on the lot to minimize and mitigate building bulk in relation to the neighboring homes while meeting the city guidelines. The existing site is a unique shaped lot for this hillside area as it is wider than it is deep which is typical of a commercially zoned lot. Most the surrounding residential lots are half the size in width and double the size in depth. The existing structure at 1513 Folger Drive is a single-story commercial building in the middle of a large, paved parking lot. The grade of the lot is relatively flat as the original grade was 93 THOMAS JAMES HOMES
255 Shoreline Dr Suite 428,
Redwood City, CA 94065
previously cut out of the hillside. There is a retaining wall that runs along the North and East sides to hold the significantly higher grade above. The wall ranges from 5ft at the corner of 1513 Folger Drive to over 14ft as it climbs towards the rear of the lot. There are two properties that are adjacent – 1509 Folger Drive to the West (left) and 1515 Folger Drive to the North (rear) which has undeveloped land that wraps like a panhandle around the corner of Folger Drive to the right of 1513. Across the street, there is a commercial building with a parking lot.

By locating the proposed home closer towards the front right corner of the site and setting back the 2nd story closer to the right side, the bulk of the home is diminished by the higher grade and its retaining wall at the corner of Folger Drive. This creates a single-story appearance as seen from the North side of the street. As the 2nd floor massing nestles into the landscape, it also offers a significant setback from the left side and provides greater relief to the left adjacent neighbor. The left 1st floor setback is over 27ft and the 2nd floor setback provided is over 47ft. As you approach from the left southwest side of Folger Drive, you are met with the single-story massing due to the significant 2nd story being setback. This positioning of the home avoids a prominent two-story massing and reduces the impact and bulk seen from both street views. From the rear property line, the home is designed to be setback further than required to allow the yard to be appropriately utilized for outdoor activities and reduce impact to the adjacent rear neighbors.

Due to a shallower lot depth and the existing high retaining wall onsite, the usable rear yard is limited; as a result, a narrow home is proposed to provide an adequate outdoor area for the homeowners, who desire and value outdoor space for their growing family. The 2nd story steps back further than the 1st floor allowing even more relief to the rear neighbors and to comply with the city guidelines.

DESIGN REVISIONS
In addition to the strategic site setbacks corresponding to the hillside area, significant revisions are proposed to further meet design guidelines in order to minimize the center massing and verticality, increase upper floor setbacks, avoid two-story flat building walls and increase projections/recesses.

Refer to sheets A.14 and A.15 for comparison elevations. Revisions are detailed below:
(1) A continuous shed roof has been added at the front porch to fully separate the 2nd story from the 1st story and further define and elongate the entry. This roof is pulled from the garage roof line all the way to the box form articulation at the right corner of the home creating a setback of the 2nd floor. The roof material has been modified to compositional shingle from standing seam metal to keep roof materials consistent. Porch columns have been added to support the roof structure. (2) Vertical glazing at the previous center massing has been removed to further separate the two floors and provide a residential visual appeal. Placement of the glazing follows a more residential layout while remaining true to contemporary style.
94 THOMAS JAMES HOMES
255 Shoreline Dr Suite 428,
Redwood City, CA 94065
(3) Different materials that were used in vertical conditions have been relocated to correlate with a specific floor – warm cedar siding at the lower floor and the darker siding at the upper floor. This further breaks up the center massing and avoids vertical treatment. (4) The 2nd story roof layout has been revised to eliminate the two front bookends or “tower” forms, to omit the rear parapet at the stair location and to drop the rear left gable. The main roof now sheds down to reduce upper floor massing and volume.
(5) A darker color and material change has been made to the front left side of the 2nd story front to fade back the massing.
(6) Window mullions have been added between windows to reduce verticality – a smaller detail that makes a significant difference.
(7) At the rear elevation, the previous left two-story element has been revised to create a 2nd story setback from the first floor. The lower box form is extended to wrap around the corner reducing the upper floor massing, increasing projection/recess, and avoiding the two-story walls. (8) At the rear elevation, the previous right two-story element has been revised to create a 2nd story setback from the first floor. The lower floor now projects out and upper floor is recessed 1ft. A horizontal roof line which ties in with the balcony further emphasizes the break in the massing. (9) Cedar siding material has been applied to the first-floor projection and wraps into the outdoor patio area to further separate the floors and be consistent to the front elevation material modification.
(10)At the rear elevation, the glazing has been reduced at the left bedroom, the stair location, and at the central great room at both floors.

We strongly feel the revised design has addressed the city guidelines and would like to request the planning commission to approve the proposed home.

Sincerely,
Anna Felver
Planning Manager | Thomas James Homes
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1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.1

NOT FOR CONSTRUCTION

TITLE SHEET
1513 FOLGER DRIVE BELMONT, CA
PLANNING SUBMITTAL FOR:

VICINITY MAP:

N

NOT TO SCALE
Developer
Thomas James Homes
255 Shoreline Dr Suite 428
Redwood City, CA 94065
Tel: (408) 402-3024
Architect
Dahlin Group
5865 Owens Drive
Pleasanton, CA 94588
Tel: (925) 251-7200
Contact: Jaime Matheron
[email protected]
Landscape
Roach & Campbell
111 Scripps Drive
Sacramento, CA 95825
Tel: (916) 945-8003
Contact: Aimee Hendrie
[email protected]
PROJECT TEAM INFO:

ARCHITECTURAL:

A.1 TITLE SHEET
A.2 SITE AERIAL & PHOTOS
A.3 SITE PLAN
A.4 FLOOR PLAN 1
A.5 FLOOR PLAN 2
A.6 FLOOR AREA DIAGRAM 1
A.7 FLOOR AREA DIAGRAM 2
A.8 ELEVATIONS
A.9 ELEVATIONS
A.10 SECTIONS
A.11 PRESCRIBED ARTICULATION
A.12 RESIDENTIAL DESIGN CRITERIA DIAGRAMS
A.13 RESIDENTIAL DESIGN CRITERIA DIAGRAMS
A.14 REVISED ELEVATION COMPARISONS
A.15 REVISED ELEVATION COMPARISONS
A.16 FRONT CONTEXT PERSPECTIVE
A.17 REAR CONTEXT PERSPECTIVE
A.18 PERSPECTIVE VIEW
A.19 PERSPECTIVE VIEW
A.20 PERSPECTIVE VIEW
A.21 COLORS & MATERIAL
A.22 ROOF PLAN
LANDSCAPE:

L-1.1 LAYOUT PLAN
L-1.2 CONSTRUCTION DETAILS
L-1.3 CONSTRUCTION DETAILS
L-2.1 IRRIGATION PLAN
L-2.2 IRRIGATION LEGEND, NOTES, & DETAILS
L-2.3 IRRIGATION SUPPORT
L-3.1 PLANTING PLAN
L-3.2 PLANTING LEGEND AND SUPPORT
L-3.3 PLANTING DETAILS
L-3.4 TREE PROTECTION PLAN
L-3.5 PLANTING SUPPORT
CIVIL:

GP-1 GRADING AND DRAINAGE PLAN
GP-2 ADDITIONAL NOTES & DETAILS
GP-3 CITY STANDARD DETAILS
GP-4 EROSION CONTROL & CONSTRUCTION BMPS
ECP-1 EROSION CONTROL & CONSTRUCTIN MANAGEMENT PLAN
ECP-2 EROSION CONTROL DETAILS
ECP-3 EROSION CONTROL & CONSTRUCTION BMPS
1 TOPOGRAPHIC SURVEY

PROJECT NAME LUI-SALAZAR RESIDENCE
LOCATION 1513 FOLGER DRIVE
ASSESSOR’S PARCEL NUMBER 044-351-040
PARCEL AREA - GROSS 13,167 SF 0.30 AC

GENERAL PLAN LAND USE RESIDENTIAL LOW DENSITY
GENERAL PLAN MAX. DENSITY 7
ZONING DESIGNATION R1-B
MAX. FLOOR AREA RATIO (BASED ON AREA) 3975.11711
MAX. FLOOR AREA RATIO (BASED ON SLOPES) 6741.733069 (BASED ON 15% SLOPE) MAX. BUILDING HEIGHT 28’
EXISTING FLOOR AREA 1,304 SF
PROPOSED FLOOR AREA 3,974.23 SF
SLOPE: 2.6%
SETBACKS:

FRONT - STREET (FT) 20’ (BASED ON 40’ ROW)
SIDE - INT (FT) 20.69’ (15% LOT WIDTH OR 10 FT. WHICHEVER IS GREATER)

SIDE - STREET (FT) - N/A
REAR (FT) - FIRST STORY 20’
REAR (FT) - SECOND STORY 20’
PARKING REQUIRED:
4 TOTAL SPACES (2 MUST BE IN A GARAGE)
MIN. GARGE DIMENSIONS: 20’X20’
EXISTING USE: ONE COMMERCIAL BUILDING OF APPROXIMATELY 1,300 SF TO BE DEMOLISHED CODES AND REGULATIONS GOVERNING THE PROJECT: CURRENT 2019 CALIFORNIA CODES DEFERRED SUBMITTALS: REQUIRED 13D FIRE SPRINKLER SYSTEM.

DEVELOPMENT SUMMARY
SHEET INDEX:

THIS IS A SCHEMATIC DESIGN DRAWING PREPARED FOR CONCEPTUAL PURPOSES ONLY. ALL

EXISTING CONSTRUCTION AS WELL AS NEW CONSTRUCTION SHOWN SHOULD BE CONSIDERED

AS ASSUMED PRIOR TO COMPLETION OF THE SCHEMATIC DESIGN AND DESIGN DEVELOPMENT PHASES OF THIS PROJECT. ADDITIONAL SERVICES WILL BE REQUIRED TO VERIFY UTILITIES

PROVIDED TO THE SITE, LEGAL EASEMENTS, AND ANY OTHER SITE OR BUILDING CONDITION THAT MAY IMPOSE ADDITIONAL DESIGN LIMITATIONS AND DEVELOPMENT POTENTIAL. THESE

DRAWINGS, INCLUDING THOSE IN ELECTRONIC FORM, PREPARED BY THE ARCHITECT ARE INSTRUMENTS OF SERVICE FOR USE SOLELY WITH RESPECT TO THIS PROJECT. THE ARCHITECT

SHALL BE DEEMED THE AUTHOR AND OWNER OF THE DRAWINGS AND RETAIN ALL RESERVED RIGHTS, INCLUDING COPYRIGHTS. NO REPRODUCTION OF THESE DRAWINGS MAY BE MADE WITHOUT PRIOR DOCUMENTED APPROVAL BY THE ARCHITECT.

PROJECT LOCATION

FOLGER DRIVE

NOTRE DAME AVENUE

FOLGER COURT
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
106
SITE
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.2

NOT FOR CONSTRUCTION

SITE AERIAL & PHOTOS
1 2
3 1
2 3

FOLGER DRIVE

FOLGER DRIVE

FOLGER COURT

NOT TO SCALE
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
107
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.3

NOT FOR CONSTRUCTION

SITE PLAN
X X
X
X
A/C
A/C
WH
1513 FOLGER AVE
FFE = 172.0
GM
EM

FOLGER DRIVE

OUTDOOR LIVING
SPACE
20'-9 1/2" MIN. SETBACK
PORCH
(15% OF FRONTAGE)
20'-9 1/2" MIN. SETBACK
(15% OF FRONTAGE)
25'-0" MIN. SETBACK
20'-0" MIN. SETBACK

EXISTING

FIRE HYDRANT

LINE OF EXISTING STRUCTURE

TO BE DEMOLISHED
8 9
10 11
12 1
2 4
3 5
7 NEW TREE, S.L.D.

NEW TREE, S.L.D.
6 13
20'-0"
20'-0"
2 UNCOVERED

PARKING SPACES W/
17' X 18' CLEAR PER
SECTION 8.3.1 (e)
17'-0"
18'-0"

BASKETBALL COURT
12'-0"
2'-0"
TYP.
16'-0"
2 COVERED PARKING
SPACES W/ 20' X 20'

CLEAR PER SECTION

8.3.1 (e)

CURB CUT
FL

FIRST FLO
SECOND

TOTAL LI
GARAGE
PORCH

ADU (FUT

OUTDOOR LIVI
FAR: (LIVIN

THOMAS JAM

STANDAR
0 8 16 32

ARCHITECTURAL SITE PLAN

GUEST /

PARENT'S SUITE
10'-1" CLG
W.I.C.
10'-1" CLG
BATH 4
8'-11" CLG.
92'-2 1/2"
14'-9"

OUTDOOR LIVING SPACE
10'-1" CLG ABV. T.O. SLAB @ FIRST FLR.

LIVING
VOL. CLG
FOYER
8'-11" CLG
DINING
VOL. CLG

KITCHEN
10'-1" CLG

FLOOR AREA
FIRST FLOOR 2080 SQ. FT.

SECOND FLOOR 1359 SQ. FT.

TOTAL LIVING 3439 SQ. FT.

GARAGE 530 SQ. FT.

PORCH 132 SQ. FT.

ADU (FUTURE) 592 SQ. FT.

OUTDOOR LIVING SPACE 423 SQ. FT.

FAR: (LIVING + GARAGE) 3968 SQ. FT.

THOMAS JAMES HOMES
STANDARD S.F. 3439 SQ. FT.

UP
RAGE
V. T.O.S. @ SLAB
PANTRY
9'-1" CLG
DER
CLG
STUDY
10'-1" CLG
A / V
PORCH
WINE

GALLERY WALL
2ND FLR. LINE ABV.

ROCK
GARDEN
BLW.

HALL
10'-1" CLG
3'-6"x11'
CAB.

BAR COUNTER
COAT CLO.
'FLEX SPACE'
AY/ BDM./ DINING
10'-1" CLG
FP
33'-0"
47'-2 1/2"
34'-9"
A
A.8
MAX FAR: 3975
OPT. LAUNDRY 3'x6' SHO.
12'-5 1/2"
"
3050 3050
3080
8060 CUSTOM 5-PANEL (SEE SCHEDULE)

CUSTOM (SEE

SCHEDULE)
5016
2050 2050 2050 3016 2040 3050
3050

CUSTOM (SEE

SCHEDULE)
2880
2680
2880
2680 POCKET
2480
2080
2080
7080 2-PANEL
9080 BI-PART SLIDER

PLANTER BY

LANDSCAPE

PLANTER BY

LANDSCAPE
1'-7"
UP
10'-1" CLG
2'-0"
10'-1" CLG
4080 4020 ABOVE 4020 ABOVE 4020 ABOVE

FOLGER DRIVE
X X
X

WM WM SS
WM

EXISTING UTILITIES,
VERIFY IN FIELD,TYP.

EXISTING RETAINING

WALL, RETAIN AND
PROTECT. ADJUST

FENCING AS

NECESSARY AT WALL

NEW SIDEWALK, REFER
TO CIVIL PLANS, TYP.

EXISTING GUY WIRE,
VERIFY IN FIELD,TYP.
1 2
3 4
11 12
7'-3"
4'-3"
3'-3"
TYP
6'-9" 4'-3"
7 L1.2
6' HIGH SIDEYARD
FENCE, TYP.
7 L1.2
END OF 6' HIGH
SIDEYARD FENCE, TYP.
1 L1.3
6' HIGH HORIZONTAL
FENCE, TYP.
3 L1.3

GATE AT MOTOR
COURT, TYP.

IRRIGATION POINT OF CONNECTION
PA
TURF
PA
PA
PA
PA
PA
PA
PA
PA
PA
TURF
TURF
5 L1.2

STEEL EDGING ,
TYP.
5 L1.2

STEEL EDGING ,
TYP.

NEW SIDEWALK AND

DRIVEWAY APRON, REFER TO
CIVIL PLANS, TYP.
7'-3"
20'-0"
16'-0" 2'-0"
TYP
12'-0"
14'-9"
5'-3"
6'-0"
TYP
1'-6"
6'-3"
30'-0" 8'-9" 5'-0"
1'-3"
11'-9"
1'-6"
9'-3" 3'-3"
6'-3" 8'-0" 1'-6"
9'-9" 22'-6"
3'-9"
PA
PLANS FOR PORCH, TYP.
© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT T 2022 HE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. APRIL 08 2022 20035 1513 Folger Phase 1 layout.dwg N

SITE CALCULATIONS (INCLUDES FUT

UNO UNLESS NOTED O

VIF VERIFY IN FIELD
SIDEYARD FENCE: PER DETAIL 5/L1.2, 162 LF (CONTRACTOR
TO VERIFY, DOES NOT INCLUDE 4'-1" GATE)
SIDEYARD FENCE, 36" HIGH: SIM. TO DETAIL 5/L1.2, 152 LF HORIZONTAL WOOD FENCE, 36" HIGH: SIM. TO DETAIL 7/L1.2, 114 LF NOTE: WATER SUPPLY IS DOMESTIC. PROVIDER IS MID-PENINSULA WATER DIST I AGR
THE
HAVE
WATE
SUBM
PACK
SEE SHEET L1.2-L1.3 FOR

CONSTRUCTION DETAILS
A. ALL MATERIALS AND INSTALLATION SHALL CONFORM TO GOVERNING CODES, INCLUDING NEC AND CALIFORNIA HEALTH AND SAFETY CODE. NO FIXTURES SHALL BE INSTALLED WITHIN 10' OF ANY STANDING BODY OF WATER, INCLUDING FOUNTAINS AND POOLS, UNLESS RATED FOR UNDERWATER INSTALLATION.

B. IF MULTIPLE TRANSFORMERS ARE USED, CONTRACTOR SHALL BALANCE LOADS. EACH

TRANSFORMER SHALL BE LOCATED TO MINIMIZE VISIBILITY AND TO BE CENTERED ON THE WATTAGE LOAD. TRANSFORMERS AND VISIBLE CONDUIT SHALL BE PAINTED TO MATCH ADJACENT WALL COLOR OR AS DIRECTED BY OWNER.

C. MINIMUM WIRE SIZE SHALL BE #12AWG. ADJUST WIRE SIZE AND RUNS TO PROVIDE A MAXIMUM OF 12.1 VOLTS AND A MINIMUM OF 10.5 VOLTS AT EACH LAMP. PROVIDE A MINIMUM OF 36" WIRE AT EACH FIXTURE TO ALLOW FOR PLACEMENT AND ADJUSTMENT.

WIRE SPLICES SHALL BE MADE ONLY WITH FULLY ENCAPSULATED WATERPROOF CONNECTORS. DIRECT BURIAL WIRING SHALL BE INSTALLED ADJACENT CURBS AND PAVING, 12" DEEP.

D. ALL UPLIGHTS SHALL BE INSTALLED WITH A MAXIMUM ANGLE OF 35 DEGREES FROM VERTICAL TO AVOID GLARE, UNLESS OTHERWISE NOTED. GROUND-MOUNTED FIXTURES SHALL BE LOCATED A MINIMUM OF 12" FROM ALL HARDSCAPE, IN PLANTER AREAS.

E. VERIFY ALL LOCATIONS AND SITE CONDITIONS PRIOR TO BEGINNING WORK.

CONTRACTOR IS RESPONSIBLE FOR COORDINATION WITH ALL OTHER TRADES, INCLUDING INSTALLATION OF SLEEVING AND OTHER WIRING PROVISIONS WHERE REQUIRED.

F. WIRING RUNS SHALL NOT BE VISIBLE. FOR OVERHEAD INSTALLATIONS, RUN WIRING UP BACK OF TREE OR POST. WHERE EVER POSSIBLE, ROUTE OUT POSTS OR COORDINATE WIRE RUNS INSIDE STRUCTURES.

G. TESTING: ONCE INSTALLATION IS COMPLETE, COORDINATE A TIME FOR TESTING WITH THE LANDSCAPE ARCHITECT AND OWNER. CONTRACTOR SHALL DEMONSTRATE OPERATION OF SYSTEM, AND MAKE ALL FINAL ADJUSTMENTS AS DIRECTED.

TRANSFORMER: "LZD-M-150," LUXOR ZD 150-WATT POWER CONTROLLER IN PAINTABLE MATTE GRAY CABINET. INCLUDE "FXWIFIMOD," LUXOR WI-FI MODULE FOR APP-BASED REMOTE CONTROL. VERIFY LOCATION IN FIELD WITH OWNER AND COORDINATE 120V ELECTRICAL SUPPLY.
"QB-ZD-1LED-BZ," ADJUSTABLE LED SMALL WALL WASH, WITH ZONE DIMMING OPTION, 1-LED BOARD, BRONZE METALLIC FINISH.
"FB-ZD-3LED-BZ," ADJUSTABLE LED UPLIGHT, WITH ZONE DIMMING OPTION, 3-LED BOARD, BRONZE METALLIC FINISH
"PB-ZD-3LED-BZ," ADJUSTABLE LED UPLIGHT, WITH ZONE
DIMMING OPTION, 3-LED BOARD, BRONZE METALLIC FINISH.
"FG-ZD-3LED-BZ," LED PATH LIGHT, WITH ZONE DIMMING
OPTION, 3-LED BOARD, BRONZE METALLIC FINISH.

LOW-VOLTAGE LIGHTING LEGEND

TREE PROTECTION CHART
CONCRETE TO BE POURED WITH ARCHITECTURE. REFER TO STRUCTURAL DRAWINGS.

P4
CONCRETE PAVERS PER DETAIL 1/L1.2: STANDARD GRAY CONCRETE WITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 4" GAP FILL WITH P2.

P1
P2

PAVING AND FENCING LEGEND
DECORATIVE GRAVEL PER DETAIL 4/L1.2: 1/2" CRUSHED GRAVEL, COLOR: CLOUD NINE (BUILDER TO VERIFY), BY DECORATIVE STONE SOLUTIONS (800.699.1878). 2" OVER COMPACTED SUBGRADE OVER FILTER FABRIC. WITH 8" GALVANIZED WIRE STAPLES.

CONCRETE PAVING (VEHICULAR) PER DETAIL 3/L1.2: STANDARD GRAY CONCRETE WITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. TOOLED SCORE JOINTS AS SHOWN ON PLANS.

P3
P5 CONCRETE TO BE POURED WITH ARCHITECTURE. REFER TO STRUCTURAL DRAWINGS.

CONCRETE PAVING (PEDESTRIAN)PER DETAIL 2/L1.2: STANDARD GRAY CONCRETE WITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS.

P4
P1
P2
P2
P2
P2
P4
P5
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
OUTDOOR LIVING SPACE 423 SQ. FT.
108
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.4

NOT FOR CONSTRUCTION
FLOOR PLAN 1

GUEST /

PARENT'S SUITE
10'-1" CLG
W.I.C.
10'-1" CLG
BATH 4
8'-11" CLG.
92'-2 1/2"
14'-9"

OUTDOOR LIVING SPACE
10'-1" CLG ABV. T.O. SLAB @ FIRST FLR.

LIVING
VOL. CLG
FOYER
8'-11" CLG
DINING
VOL. CLG

KITCHEN
10'-1" CLG
2-CAR GARAGE
10'-1" CLG ABV. T.O.S. @ SLAB

FLOOR AREA
FIRST FLOOR 2080 SQ. FT.

SECOND FLOOR 1359 SQ. FT.

TOTAL LIVING 3439 SQ. FT.

GARAGE 530 SQ. FT.

PORCH 132 SQ. FT.

ADU (FUTURE) 592 SQ. FT.

OUTDOOR LIVING SPACE 423 SQ. FT.

FAR: (LIVING + GARAGE) 3968 SQ. FT.

THOMAS JAMES HOMES
STANDARD S.F. 3439 SQ. FT.

UP

STORAGE
10'-1" CLG ABV. T.O.S. @ SLAB
PANTRY
9'-1" CLG
POWDER
10'-1" CLG
STUDY
10'-1" CLG

OWNER'S
ENTRY
9'-1" CLG
A / V
PORCH
WINE
SEAT
TRASH / STO. AREA

GALLERY WALL
2ND FLR. LINE ABV.

ROCK
GARDEN
BLW.

HALL
10'-1" CLG
3'-6"x11'
CAB.

CAB.

BAR COUNTER
COAT CLO.
'FLEX SPACE'
PLAY/ BDM./ DINING
10'-1" CLG
FP
33'-0"
47'-2 1/2"
34'-9"
92'-2 1/2"
21'-9" 55'-8 1/2" 14'-9"
47'-2 1/2"
20'-11"
B
A.8
A
A.8
MAX FAR: 3975
OPT. LAUNDRY 3'x6' SHO.
12'-5 1/2"
4'-4" 3'-7 1/2" 7'-5"
44'-5 1/2"
8" 13'-5 1/2" 7'-7 1/2" 11'-8 1/2" 11'-3" 23'-1 1/2" 2'-7 1/2" 7'-0" 6'-11" 7'-10" WH
9'-5" 1'-6"
6020 3050 3050
3080
8060 CUSTOM 5-PANEL (SEE SCHEDULE)

CUSTOM (SEE

SCHEDULE)
5016
2050 2050 2050 3016 2040 3050
3050

CUSTOM (SEE

SCHEDULE)
2880
2680
2880
2680 POCKET
2480
2080
2080
2480
7080 2-PANEL
2880
9080 BI-PART SLIDER
2880
16080 SECTIONAL GARAGE DOOR
DN

PLANTER BY

LANDSCAPE

PLANTER BY

LANDSCAPE
1'-7"
UP
10'-1" CLG
2'-0"
10'-1" CLG
4080 4020 ABOVE 4020 ABOVE 4020 ABOVE

GUEST /

PARENT'S SUITE
10'-1" CLG
W.I.C.
10'-1" CLG
BATH 4
8'-11" CLG.
92'-2 1/2"
14'-9"

OUTDOOR LIVING SPACE
10'-1" CLG ABV. T.O. SLAB @ FIRST FLR.

LIVING
VOL. CLG
FOYER
8'-11" CLG
DINING
VOL. CLG

KITCHEN
10'-1" CLG

FLOOR AREA
FIRST FLOOR 2080 SQ. FT.

SECOND FLOOR 1359 SQ. FT.

TOTAL LIVING 3439 SQ. FT.

GARAGE 530 SQ. FT.

PORCH 132 SQ. FT.

ADU (FUTURE) 592 SQ. FT.

OUTDOOR LIVING SPACE 423 SQ. FT.

FAR: (LIVING + GARAGE) 3968 SQ. FT.

THOMAS JAMES HOMES
STANDARD S.F. 3439 SQ. FT.

UP
RAGE
V. T.O.S. @ SLAB
PANTRY
9'-1" CLG
DER
CLG
STUDY
10'-1" CLG
A / V
PORCH
WINE

GALLERY WALL
2ND FLR. LINE ABV.

ROCK
GARDEN
BLW.

HALL
10'-1" CLG
3'-6"x11'
CAB.

BAR COUNTER
COAT CLO.
'FLEX SPACE'
AY/ BDM./ DINING
10'-1" CLG
FP
33'-0"
47'-2 1/2"
34'-9"
A
A.8
MAX FAR: 3975
OPT. LAUNDRY 3'x6' SHO.
12'-5 1/2"
"
3050 3050
3080
8060 CUSTOM 5-PANEL (SEE SCHEDULE)

CUSTOM (SEE

SCHEDULE)
5016
2050 2050 2050 3016 2040 3050
3050

CUSTOM (SEE

SCHEDULE)
2880
2680
2880
2680 POCKET
2480
2080
2080
7080 2-PANEL
9080 BI-PART SLIDER

PLANTER BY

LANDSCAPE

PLANTER BY

LANDSCAPE
1'-7"
UP
10'-1" CLG
2'-0"
10'-1" CLG
4080 4020 ABOVE 4020 ABOVE 4020 ABOVE
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
OUTDOOR LIVING SPACE 423 SQ. FT.
109
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.5

NOT FOR CONSTRUCTION
FLOOR PLAN 2
BATH 2
9'-1" CLG

LAUNDRY
9'-1" CLG
44'-8 1/2"
W.I.C.
9'-1" CLG
BEDROOM 3
9'-1" CLG

PRIMARY BEDROOM
9'-1" CLG

PRIMARY BATH
9'-1" CLG
BEDROOM 2
9'-1" CLG

OPEN TO DN
BELOW

COVERED
DECK
9'-1" CLG

GALLERY / BRIDGE
SEAT

GALLERY WALL
1ST FLR. LINE BLW.

FLAT ROOF BLW.

SECOND FLOOR PLAN
SCALE: 1/4" = 1'-0"
41'-8 1/2"
70'-6 1/2"
69'-5 1/2"
32'-6 1/2"
22'-8 1/2" 33'-0" 12'-9"
48'-9" 12'-9"
B
A.8
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.

BATH 3
9'-1" CLG
1ST FLR. LINE BLW.
1'-1"
7'-11 1/2"
11'-5" 19'-7 15/32" 13'-8"
1ST FLR. LINE BLW.

A
A.8
9'-2"
1'-0"
3050 3050
3050 3050 4080 2060
3050
2040
2680 2040
4016 3080
5016

CUSTOM (SEE SCHEDULE)
3050
3050 3050
2050 2050
3016 2040 3016
3050
2880
2480
4680
2880
2880
2480
5080
2880
6080
2880
2480
2080
9'-1" CLG
9'-1" CLG
4080 4080 5060

GUEST /

PARENT'S SUITE
10'-1" CLG
W.I.C.
10'-1" CLG
BATH 4
8'-11" CLG.
92'-2 1/2"
14'-9"

OUTDOOR LIVING SPACE
10'-1" CLG ABV. T.O. SLAB @ FIRST FLR.

LIVING
VOL. CLG
FOYER
8'-11" CLG
DINING
VOL. CLG

KITCHEN
10'-1" CLG

FLOOR AREA
FIRST FLOOR 2080 SQ. FT.

SECOND FLOOR 1359 SQ. FT.

TOTAL LIVING 3439 SQ. FT.

GARAGE 530 SQ. FT.

PORCH 132 SQ. FT.

ADU (FUTURE) 592 SQ. FT.

OUTDOOR LIVING SPACE 423 SQ. FT.

FAR: (LIVING + GARAGE) 3968 SQ. FT.

THOMAS JAMES HOMES
STANDARD S.F. 3439 SQ. FT.

UP
RAGE
V. T.O.S. @ SLAB
PANTRY
9'-1" CLG
DER
CLG
STUDY
10'-1" CLG
A / V
PORCH
WINE

GALLERY WALL
2ND FLR. LINE ABV.

ROCK
GARDEN
BLW.

HALL
10'-1" CLG
3'-6"x11'
CAB.

BAR COUNTER
COAT CLO.
'FLEX SPACE'
AY/ BDM./ DINING
10'-1" CLG
FP
33'-0"
47'-2 1/2"
34'-9"
A
A.8
MAX FAR: 3975
OPT. LAUNDRY 3'x6' SHO.
12'-5 1/2"
"
3050 3050
3080
8060 CUSTOM 5-PANEL (SEE SCHEDULE)

CUSTOM (SEE

SCHEDULE)
5016
2050 2050 2050 3016 2040 3050
3050

CUSTOM (SEE

SCHEDULE)
2880
2680
2880
2680 POCKET
2480
2080
2080
7080 2-PANEL
9080 BI-PART SLIDER

PLANTER BY

LANDSCAPE

PLANTER BY

LANDSCAPE
1'-7"
UP
10'-1" CLG
2'-0"
10'-1" CLG
4080 4020 ABOVE 4020 ABOVE 4020 ABOVE
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
OUTDOOR LIVING SPACE 423 SQ. FT.
110
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.6

NOT FOR CONSTRUCTION
FLOOR AREA DIAGRAM 1

GUEST /

PARENT'S SUITE
W.I.C.

BATH 4

OUTDOOR LIVING SPACE
LIVING
FOYER
DINING
2-CAR GARAGE KITCHEN
UP

STORAGE
PANTRY
POWDER
STUDY

OWNER'S
ENTRY
A / V
PORCH
WINE
SEAT
TRASH / STO. AREA

GALLERY WALL
2ND FLR. LINE ABV.

ROCK
GARDEN
BLW.

HALL
3'-6"x11'
CAB.

CAB.

BAR COUNTER
COAT CLO.
'FLEX SPACE'
PLAY/ BDM./ DINING
FP
OPT. LAUNDRY 3'x6' SHO.

WH
DN
UP
14'-2" x 20'-11"
G1
6'-8" x 20'-6"
G2
19'-4" x 8'-5"
A
11'-9" x 7'-5"
B
1'-6" x 7'-6"
C
12'-9" x 10'-4"
D
14'-0" x 10'-2"
E
47'-10" x 14'-6"
F
9'-9" x 10'-2"
G3
36'-10" x 6'-2"
G
3'-6" x 3'-0"
H
11'-0" x 4'-0"
I
14'-9" x 21'-1"
K
9'-8" x 2'-10"
L

FIRST FLOOR AREA PLAN
SCALE: 1/4" = 1'-0"
7'-10" x 1'-6"
J
10'-8" x 8'-6"
N
11'-0" x 12'-2"
BATH 2 M

LAUNDRY
W.I.C.

BEDROOM 3

PRIMARY BEDROOM

PRIMARY BATH
BEDROOM 2

OPEN TO DN
BELOW

COVERED
DECK

GALLERY / BRIDGE
SEAT

GALLERY WALL
1ST FLR. LINE BLW.

FLAT ROOF BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.

BATH 3
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
2"
12 1/2
8'-0" x 13'-9"
A
7'-0" x 13'-7"
B
4'-9" x 31'-4"
C
2'-3" x 27'-8"
D
8'-9" x 17'-11"
E
23'-5" x 4'-6"
F
2'-8" x 3'-11"
G
12'-11" x 10'-5"
H
3'-6" x 2'-8"
L
13'-10" x 12'-10"
M
12'-9" x 7'-2"
P
5'-11" x 3'-0"
I
6'-10" x 11'-5"
J
7'-11" x 2'-0"
K

SECOND FLOOR AREA PLAN
SCALE: 1/4" = 1'-0"
13'-10" x 4'-11"
N
12'-9" x 6'-6"
O

FIRST FLOOR AREA
A 162.72 SQ. FT.

B 86.84 SQ. FT.

C 11.25 SQ. FT.

D 131.32 SQ. FT.

E 141.33 SQ. FT.

F 693.97 SQ. FT.

G 225.35 SQ. FT.

H 10.37 SQ. FT.

I 43.83 SQ. FT.

J 11.75 SQ. FT.

K 310.67 SQ. FT.

L 27.27 SQ. FT.

M 133.55 SQ. FT.

N 89.87 SQ. FT.

TOTAL 2080.11 SQ. FT.

GARAGE
G1 295.45 SQ. FT.

G2 135.54 SQ. FT.

G3 98.72 SQ. FT.

TOTAL 529.70 SQ. FT.

SECOND FLOOR AREA
A 109.10 SQ. FT.

B 94.52 SQ. FT.

C 148.64 SQ. FT.

D 62.16 SQ. FT.

E 156.47 SQ. FT.

F 104.21 SQ. FT.

G 10.39 SQ. FT.

H 134.01 SQ. FT.

I 17.75 SQ. FT.

J 78.01 SQ. FT.

K 15.50 SQ. FT.

L 9.19 SQ. FT.

M 176.95 SQ. FT.

N 67.44 SQ. FT.

O 82.87 SQ. FT.

P 91.37 SQ. FT.

TOTAL
(LIVING - STAIR AREA) 1358.59 SQ. FT.

FLOOR AREA RATIO
FIRST FLOOR 2080.11 SQ. FT.

SECOND FLOOR 1358.59 SQ. FT.

GARAGE 529.70 SQ. FT.

TOTAL 3968.39 SQ. FT.

MAX. F.A.R. 3975 SQ. FT.

LOT COVERAGE
FIRST FLOOR 2080 SQ. FT.

GARAGE 530 SQ. FT.

PORCH 132 SQ. FT.

OUTDOOR LIVING SPACE 423 SQ. FT.

TOTAL 3165 SQ. FT.

No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
111
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.7

NOT FOR CONSTRUCTION
FLOOR AREA DIAGRAM 2
BATH 2

LAUNDRY
W.I.C.

BEDROOM 3

PRIMARY BEDROOM

PRIMARY BATH
BEDROOM 2

OPEN TO DN
BELOW

COVERED
DECK

GALLERY / BRIDGE
SEAT

GALLERY WALL
1ST FLR. LINE BLW.

FLAT ROOF BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.

BATH 3
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
2"
12 1/2
8'-0" x 13'-9"
A
7'-0" x 13'-7"
B
4'-9" x 31'-4"
C
2'-3" x 27'-8"
D
8'-9" x 17'-11"
E
23'-5" x 4'-6"
F
2'-8" x 3'-11"
G
12'-11" x 10'-5"
H
3'-6" x 2'-8"
L
13'-10" x 12'-10"
M
12'-9" x 7'-2"
P
5'-11" x 3'-0"
I
6'-10" x 11'-5"
J
7'-11" x 2'-0"
K

SECOND FLOOR AREA PLAN
SCALE: 1/4" = 1'-0"
13'-10" x 4'-11"
N
12'-9" x 6'-6"
O

FIRST FLOOR AREA
A 162.72 SQ. FT.

B 86.84 SQ. FT.

C 11.25 SQ. FT.

D 131.32 SQ. FT.

E 141.33 SQ. FT.

F 693.97 SQ. FT.

G 225.35 SQ. FT.

H 10.37 SQ. FT.

I 43.83 SQ. FT.

J 11.75 SQ. FT.

K 310.67 SQ. FT.

L 27.27 SQ. FT.

M 133.55 SQ. FT.

N 89.87 SQ. FT.

TOTAL 2080.11 SQ. FT.

GARAGE
G1 295.45 SQ. FT.

G2 135.54 SQ. FT.

G3 98.72 SQ. FT.

TOTAL 529.70 SQ. FT.

SECOND FLOOR AREA
A 109.10 SQ. FT.

B 94.52 SQ. FT.

C 148.64 SQ. FT.

D 62.16 SQ. FT.

E 156.47 SQ. FT.

F 104.21 SQ. FT.

G 10.39 SQ. FT.

H 134.01 SQ. FT.

I 17.75 SQ. FT.

J 78.01 SQ. FT.

K 15.50 SQ. FT.

L 9.19 SQ. FT.

M 176.95 SQ. FT.

N 67.44 SQ. FT.

O 82.87 SQ. FT.

P 91.37 SQ. FT.

TOTAL
(LIVING - STAIR AREA) 1358.59 SQ. FT.

FLOOR AREA RATIO
FIRST FLOOR 2080.11 SQ. FT.

SECOND FLOOR 1358.59 SQ. FT.

GARAGE 529.70 SQ. FT.

TOTAL 3968.39 SQ. FT.

MAX. F.A.R. 3975 SQ. FT.

LOT COVERAGE
FIRST FLOOR 2080 SQ. FT.

GARAGE 530 SQ. FT.

PORCH 132 SQ. FT.

OUTDOOR LIVING SPACE 423 SQ. FT.

TOTAL 3165 SQ. FT.

BATH 2

LAUNDRY
W.I.C.

BEDROOM 3

PRIMARY BEDROOM

PRIMARY BATH
BEDROOM 2

OPEN TO DN
BELOW

COVERED
DECK

GALLERY / BRIDGE
SEAT

GALLERY WALL
1ST FLR. LINE BLW.

FLAT ROOF BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.

BATH 3
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
2"
12 1/2
8'-0" x 13'-9"
A
7'-0" x 13'-7"
B
4'-9" x 31'-4"
C
2'-3" x 27'-8"
D
8'-9" x 17'-11"
E
23'-5" x 4'-6"
F
2'-8" x 3'-11"
G
12'-11" x 10'-5"
H
3'-6" x 2'-8"
L
13'-10" x 12'-10"
M
12'-9" x 7'-2"
P
5'-11" x 3'-0"
I
6'-10" x 11'-5"
J
7'-11" x 2'-0"
K

SECOND FLOOR AREA PLAN
SCALE: 1/4" = 1'-0"
13'-10" x 4'-11"
N
12'-9" x 6'-6"
O

FIRST FLOOR AREA
A 162.72 SQ. FT.

B 86.84 SQ. FT.

C 11.25 SQ. FT.

D 131.32 SQ. FT.

E 141.33 SQ. FT.

F 693.97 SQ. FT.

G 225.35 SQ. FT.

H 10.37 SQ. FT.

I 43.83 SQ. FT.

J 11.75 SQ. FT.

K 310.67 SQ. FT.

L 27.27 SQ. FT.

M 133.55 SQ. FT.

N 89.87 SQ. FT.

TOTAL 2080.11 SQ. FT.

GARAGE
G1 295.45 SQ. FT.

G2 135.54 SQ. FT.

G3 98.72 SQ. FT.

TOTAL 529.70 SQ. FT.

SECOND FLOOR AREA
A 109.10 SQ. FT.

B 94.52 SQ. FT.

C 148.64 SQ. FT.

D 62.16 SQ. FT.

E 156.47 SQ. FT.

F 104.21 SQ. FT.

G 10.39 SQ. FT.

H 134.01 SQ. FT.

I 17.75 SQ. FT.

J 78.01 SQ. FT.

K 15.50 SQ. FT.

L 9.19 SQ. FT.

M 176.95 SQ. FT.

N 67.44 SQ. FT.

O 82.87 SQ. FT.

P 91.37 SQ. FT.

TOTAL
(LIVING - STAIR AREA) 1358.59 SQ. FT.

FLOOR AREA RATIO
FIRST FLOOR 2080.11 SQ. FT.

SECOND FLOOR 1358.59 SQ. FT.

GARAGE 529.70 SQ. FT.

TOTAL 3968.39 SQ. FT.

MAX. F.A.R. 3975 SQ. FT.

LOT COVERAGE
FIRST FLOOR 2080 SQ. FT.

GARAGE 530 SQ. FT.

PORCH 132 SQ. FT.

OUTDOOR LIVING SPACE 423 SQ. FT.

TOTAL 3165 SQ. FT.

No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
112
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.8

NOT FOR CONSTRUCTION

ELEVATIONS
FRONT ELEVATION 1/4” = 1’-0”
ROOF

TIMBERLINE COMPOSITION SHINGLES
Slate
ROOF

TIMBERLINE COMPOSITION SHINGLES
Slate
BODY COLOR 1
SIDING
Ceiling Bright White SW 7007
BODY COLOR 1
SIDING
Ceiling Bright White SW 7007

STONE VENEER
By Environmental Stoneworks
San Domino Grezzo Stone Veneer

FENCE - SEE LANDSCAPE

DRAWINGS

STONE VENEER
By Environmental Stoneworks
San Domino Grezzo Stone Veneer
BODY COLOR 2

SIDING & PANELING
Cyberspace SW 7076
BODY COLOR 2

SIDING & PANELING
Cyberspace SW 7076

TRIM COLOR

EAVES, GUTTERS, FASCIA TRIM
Caviar SW 6990

TRIM COLOR

EAVES, GUTTERS, FASCIA TRIM
Caviar SW 6990
REAR ELEVATION 1/4” = 1’-0”
B
A
27’-11” FROM FINISHED GRADE 27’-11” FROM FINISHED GRADE A
A
A
A
A
A
A

K L L L L
M M M N 4 4
O D
A
A A
R R R

C S S S
F I
G
J
H
1 2
3 3 3 3 D

ACCENT SIDING
Stained Cedar

ACCENT SIDING
Stained Cedar

WINDOW KEY
A - 3050 SH
B - 6020 FX
C - 4080 FX
D - 5016 FX
E - 40120 FX
F - 2060 FX
G - 2020 FX
H - 5020 FX
I - 5060 FX
J - 2080 FX
K - 70172 FX
L - 5080 FX
M - 3060 SH
N - 5080 FX
O - 3080 FX
P - 2040 SH
Q - 4016 FX
R - 4050 SH
S - 4020 FX
T - 2050 FX

DOOR KEY
1 - 5080
2 - 6080 SL
3 - 5090 SL
4 - 3080
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
113
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.9

NOT FOR CONSTRUCTION

ELEVATIONS
LEFT ELEVATION 1/4” = 1’-0”
RIGHT ELEVATION 1/4” = 1’-0”
O
A O
A
P Q
P T
A T
P P A
ROOF

TIMBERLINE COMPOSITION SHINGLES
Slate
ROOF

TIMBERLINE COMPOSITION SHINGLES
Slate
BODY COLOR 1
SIDING
Ceiling Bright White SW 7007
BODY COLOR 1
SIDING
Ceiling Bright White SW 7007

STONE VENEER
By Environmental Stoneworks
San Domino Grezzo Stone Veneer

STONE VENEER
By Environmental Stoneworks
San Domino Grezzo Stone Veneer
BODY COLOR 2

SIDING & PANELING
Cyberspace SW 7076
BODY COLOR 2

SIDING & PANELING
Cyberspace SW 7076

TRIM COLOR

EAVES, GUTTERS, FASCIA TRIM
Caviar SW 6990

TRIM COLOR

EAVES, GUTTERS, FASCIA TRIM
Caviar SW 6990
Q T
T T

ACCENT SIDING
Stained Cedar

ACCENT SIDING
Stained Cedar
Q

WINDOW KEY
A - 3050 SH
B - 6020 FX
C - 4080 FX
D - 5016 FX
E - 40120 FX
F - 2060 FX
G - 2020 FX
H - 5020 FX
I - 5060 FX
J - 2080 FX
K - 70172 FX
L - 5080 FX
M - 3060 SH
N - 5080 FX
O - 3080 FX
P - 2040 SH
Q - 4016 FX
R - 4050 SH
S - 4020 FX
T - 2050 FX

DOOR KEY
1 - 5080
2 - 6080 SL
3 - 5090 SL
4 - 3080
27’-11” FROM FINISHED GRADE 27’-11” FROM FINISHED GRADE No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
114
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.10

NOT FOR CONSTRUCTION

PRESCRIBED ARTICULATION

FRONT ELEVATION
+ 0’-0”
438 SF
+ 4’-2”
114 SF
- 8’-4”
12 SF
+ 4’-0”
61 SF
+ 4’-2”
368 SF
+ 3’-2”
98 SF
+ 3’-2”
33 SF
Building wall projections (min 2’-0”): 72+368+98+114+33+12 697 sq. ft.

Recessed windows (min. 1”) 61 61 sq. ft.

Total: 1,510 sq. ft.

Required: 50.0% (755 sq. ft.)
Proposed: 50.2% (758 sq. ft.)

LEFT ELEVATION
Building wall projections (min 2’-0”): 19+78+76+56+102+303+31+22 687 sq. ft.

Total: 1022 sq. ft.

Required: 30.0% (307 sq. ft.)
Proposed: 67.2% (687 sq. ft.)

REAR ELEVATION
Building wall projections (min 2’-0”): 10+102+118+55+103+61+114+131+99+104+13 910 sq. ft.

Total: 1,715 sq. ft.

Required: 30.0% (515 sq. ft.)
Proposed: 53.1% (910 sq. ft.)

RIGHT ELEVATION
Building wall projections (min 2’-0”): 348 348 sq. ft.

Total: 902 sq. ft.

Required: 30.0% (271 sq. ft.)
Proposed: 38.6% (348 sq. ft.)
+ 20’-9”
303 SF
- 56’-8”
76 SF
- 3’-7”
104 SF
+ 4’-2”
99 SF
- 8’-0”
22 SF
- 56’-8”
31 SF
- 2’-0”
56 SF
+ 6’-7”
102 SF
- 1’-0”
105 SF
- 56’-8”
78 SF
- 55’-3”
19 SF
+ 0’-0”
152 SF
+ 1’-10”
150 SF
+ 2’-0”
348 SF
+ 0’-0”
89 SF
+ 1’-1”
163 SF
+ 0’-0”
314 SF
+ 11’-7”
114 SF
+ 0’-0”
266 SF
- 4’-1”
72 SF
- 1’-0”
84 SF
+ 0’-0”
146 SF
+ 22’-6”
118 SF
+ 21’-1”
55 SF
+ 21’-1”
102 SF + 2’-10”
103 SF
+ 7’-7”
10 SF
+ 10’-7”
61 SF
- 3’-5”
13 SF
+ 11”
8 SF
+ 0’-0”
531 SF
+ 12’-7”
131 SF
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
115
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.11

NOT FOR CONSTRUCTION

SECTIONS
PLAN 1 - SECTION - B 1/4” = 1’-0”
PLAN 1 - SECTION - A 1/4” = 1’-0”
ENTRY

GARAGE PWDR PANTRY LIVING STUDY
BED 3 PRIMARY

BEDROOM

KITCHEN
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
116
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.12

NOT FOR CONSTRUCTION

RESIDENTIAL DESIGN CRITERIA DIAGRAMS - DAYLIGHT PLANES
12’-0”
12’-0” 16’-0”
12’-0”
28’-0” FROM FIFINISHED GRADE
28’-0” FROM FIFINISHED GRADE 28’-0” FROM FIFINISHED GRADE 12’-0” 16’-0”
No. C-31407
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO 117
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.13

NOT FOR CONSTRUCTION
BATH 2
9'-1" CLG

LAUNDRY
9'-1" CLG
44'-8 1/2"
W.I.C.
9'-1" CLG
BEDROOM 3
9'-1" CLG

PRIMARY BEDROOM
9'-1" CLG

PRIMARY BATH
9'-1" CLG
BEDROOM 2
9'-1" CLG

OPEN TO DN
BELOW

COVERED
DECK
9'-1" CLG

GALLERY / BRIDGE
SEAT

GALLERY WALL
1ST FLR. LINE BLW.

FLAT ROOF BLW.

SECOND FLOOR PLAN
SCALE: 1/4" = 1'-0"
41'-8 1/2"
70'-6 1/2"
69'-5 1/2"
32'-6 1/2"
22'-8 1/2" 33'-0" 12'-9"
48'-9" 12'-9"
B
A.8
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.
1ST FLR. LINE BLW.

BATH 3
9'-1" CLG
1ST FLR. LINE BLW.
1'-1"
7'-11 1/2"
11'-5" 19'-7 15/32" 13'-8"
1ST FLR. LINE BLW.

A
A.8
9'-2"
1'-0"
3050 3050
3050 3050 4080 2060
3050
2040
2680 2040
4016 3080
5016

CUSTOM (SEE SCHEDULE)
3050
3050 3050
2050 2050
3016 2040 3016
3050
2880
2480
4680
2880
2880
2480
5080
2880
6080
2880
2480
2080
9'-1" CLG
9'-1" CLG
4080 4080 5060

SECOND FLOOR

PROPORTION EXHIBIT
• 2ND FLOOR PROPORTIONATELY

SMALLER THAN GROUND FLOOR
• NO TWO STORY FLAT WALLS
(SMALL SECTION OF REAR WALL AT

STAIR IS FLAT, BUT IS RECESSED

BEHIND GROUND FLOOR BUILDING

FEATURES)
• 2ND FLOOR IS OFFSET FROM THE

GROUND FLOOR
2ND FLOOR

OUTLINE
1ST FLOOR

OUTLINE

RESIDENTIAL DESIGN CRITERIA DIAGRAMS -

SECOND FLOOR PROPORTION
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
118
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.14

NOT FOR CONSTRUCTION

REVISED ELEVATION COMPARISIONS
FULLY SEPARATED THE 2ND FROM 1ST
STORY WITH A FULL WIDTH PORCH, MINIMIZING THE CENTER MASSING TO TWO SMALLER FORMS.

THE DARKER COLOR MATERIAL WAS

EXTENDED TO HELP FADE BACK THE
UPPER FLOOR MASSING.

WINDOW MULLIONS ARE DESIGNED

TO HELP FURTHER EMPHASIZE THE
HORIZONTAL.

MINIMIZED THE AMOUNT OF VERTICAL
GLAZING AND ADDED A ‘BANDING’ OF

HORIZONTAL WINDOWS, ALL TO CREATE
A RESIDENTIAL CHARACTER.

REPLACEMENT OF THE DARK SIDING
WITH 2 DIFFERENT MATERIALS ON

THE UPPER AND LOWER STORIES

EMPHASIZES THE HORIZONTAL AND
INCREASES THE PERCIEVED DEPTH.

PROPOSED FRONT ELEVATION 1/4” = 1’-0”

PREVIOUSLY PROPOSED

FRONT ELEVATION

REDUCED THE BULK AND MASSING OF

THE ROOF BY INTRODUCING A SHED

ROOF FORM AND ELIMINATING BOTH
GABLE “TOWER” FORMS.

No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
119
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.15

NOT FOR CONSTRUCTION

REVISED ELEVATION COMPARISONS
No. C-31407
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO PROPOSED REAR ELEVATION 1/4” = 1’-0”

PREVIOUSLY PROPOSED REAR ELEVATION

EXTENDED THE FIRST STORY FORM

AROUND THE CORNER TO VISUALLY
REDUCE THE UPPER FLOOR MASSING.

REPLACED THE DARK SIDING WITH TWO

DIFFERENT MATERIALS ON THE UPPER

AND LOWER STORIES, EMPHASIZING
THE HORIZONTAL. A WARM STAINED

SIDING AT THE FIRST FLOOR OUTDOOR

LIVING SPACE (SIMILAR TO THE FRONT)

AND A DARKER SIDING AT THE SECOND

STORY INCREASED THE PERCEIVED
DEPTH.

LOWERED THE STAIR TOWER AND
OMITTED THE PARAPET ‘TOWER’ FORM.

REDUCED GLAZING AT SECOND STORY
LOWERED THE CORNER FORM BY 6”

AND OFFSET THE UPPER STORY BY
1’, THEN CHANGED THE 1ST STORY

MATERIAL TO STAINED SIDING,

CREATING A HORIZONTAL SEPARATION
BETWEEN UPPER AND LOWER FORMS.

REDUCED THE BULK AND MASSING OF

THE ROOF BY INTRODUCING A SHED
ROOF FORM.

LOWERED THE RIDGE OF THIS GABLE

ROOF FORM TO MINIMIZE THE MASSING
120
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.16

NOT FOR CONSTRUCTION

FRONT CONTEXT PERSPECTIVE
No. C-31407
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO 121
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.17

NOT FOR CONSTRUCTION

REAR CONTEXT PERSPECTIVE
No. C-31407
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO 122
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.18

NOT FOR CONSTRUCTION

PERSPECTIVE VIEW
No. C-31407
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO 123
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.19

NOT FOR CONSTRUCTION

PERSPECTIVE VIEW
No. C-31407
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO 124
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.20

NOT FOR CONSTRUCTION
PERSPECTIVE VIEW SEE SHEET A.17 FOR SITE CONTEXT INCLUDING TOPOGRAPHY AND RETAINING WALL.

No. C-31407
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO 125
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
JOB NO.

DATE
A.21

NOT FOR CONSTRUCTION

COLORS & MATERIALS
ROOF

TIMBERLINE COMPOSITION SHINGLES
Slate

STONE VENEER
By Environmental Stoneworks
San Domino Grezzo Stone Veneer
BODY COLOR 2

SIDING & PANELING
Cyberspace SW 7076
BODY COLOR 1
SIDING
Ceiling Bright White SW 7007

TRIM COLOR

EAVES, GUTTERS, FASCIA TRIM
Caviar SW 6990

ACCENT SIDING
Stained Cedar
No. C-31407
N REN. 12-31-23

L I CENSED ARCH I TECT

STATE OF CAL I FORN IA

EMI LY ANNE BONATO
126
1513 FOLGER DRIVE, BELMONT THOMAS JAMES HOMES
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1580.022
04-29-2022
NORTH
JOB NO.

DATE
A.22

ROOF PLAN
2"
12 4
12 4
12 4
12 4
12 4
12 4
DS
DS TO
RF BLW.

DS TO
RF BLW.

DS
DS TO
RF BLW.

DS
12 1/2
DS DS
DS TO
RF BLW.

DS
DS TO
RF BLW.

DS DS

ROOF PLAN
SCALE: 1/4" = 1'-0"
RIDGE
RIDGE
1'-6" TYP.

EAVE
6" TYP.

RAKE
1'-0"
12 2
12 4
DS TO
RF BLW.
12 4
12 1/2
12 1/2

SCUPPER
12 1/2
12 1/2
12 4
12 4
DS TO
RF BLW.
12 4
DS
DS TO
RF BLW.

DS TO
RF BLW.

DS TO
RF BLW.

No. C-31407

NOT FOR CONSTRUCTION
N REN. 12-31-23 L I CENSED ARCH I TECTSTATE OF CAL I FORN IAEMI LY ANNE BONATO 127

OUTDOOR DINING AREA FOLGER DRIVE
X
X
X
X
WM WM SS A/C A/C WM PLAY AREA SYNTHETIC TURF AREA EXISTING UTILITIES, VERIFY IN FIELD,TYP. CONTRACTOR TO COORDINATE HOSE BIB AND DRAINAGE IN THIS LOCATION FOR RINSE OFF AREA. INSTALL ELECTRIC OUTLET FOR LIGHTING AT END OF FUTURE FENCE, TYP. COORDINATE LOCATION WITH OWNER. BASKETBALL HOOP ON POST (2) PARKING SPACES 7 L1.2 END OF 6' HIGH SIDEYARD FENCE, TYP.
1 L1.3 6' HIGH HORIZONTAL FENCE, TYP. EXISTING RETAINING WALL, RETAIN AND PROTECT. ADJUST FENCING AS NECESSARY AT WALL NEW SIDEWALK, REFER TO CIVIL PLANS, TYP. 6 L1.2 (2) RAISED PLANTER, TYP. FUTURE PLANTER BED, TYP. 5 L1.2 STEEL EDGING , TYP. INSTALL ELECTRIC OUTLET, TYP EXISTING GUY WIRE, VERIFY IN FIELD,TYP. 1 2
3 4
5 6
7 8
9 10 11 12
7'-3" 4'-3"
3'-3"
TYP 6'-9" 4'-3"
7 L1.2 6' HIGH SIDEYARD FENCE, TYP.
1 L1.3 START OF 36" HIGH SIDEYARD FENCE, TYP.
7 L1.2 END OF 6' HIGH SIDEYARD FENCE, TYP.
7 L1.2 START OF 36" HIGH SIDEYARD FENCE, TYP.
7 L1.2 END OF 6' HIGH SIDEYARD FENCE, TYP.
1 L1.3 6' HIGH HORIZONTAL FENCE, TYP. 3 L1.3 GATE AT MOTOR COURT, TYP. IRRIGATION POINT OF CONNECTION PA TURF PA PA PAPA PA PA PAPAPA PAPAPA PA PA PA PAPA PA TURF TURF 5 L1.2 STEEL EDGING , TYP. 5 L1.2 STEEL EDGING , TYP.
3'-6" NEW WALL, REFER TO PLANS BY OTHERS. NEW SIDEWALK AND DRIVEWAY APRON, REFER TO CIVIL PLANS, TYP. 13 7'-3" 18'-9" 4'-6"
20'-0" 20'-0" BASKETBALL COURT AREA 16'-0" 2'-0" TYP 12'-0" 19'-9"
9'-3"
3'-9" 3'-0"
4'-9" 1'-9" 2'-9" 3'-9" 2'-6" 4" GRAVEL JOINTS U.N.O., TYP 29'-9" 129'-3"
22'-0"
43'-0"
14'-9"
5'-3"6'-0" TYP R2'-0"
1'-6"
6'-3" 30'-0" 8'-9" 5'-0" 1'-3" 11'-9"
1'-6"
9'-3" 3'-3" 6'-3" 8'-0"
1'-6"
9'-9" 22'-6"
3'-0" 3'-9"
2 L1.3 A/C SCREEN , TYP. PA
8'-9" 6'-6" 7'-6" 3'-3"
2'-0" 3'-6"4'-3"
3'-3" 3'-3" 1'-9" CONTRACTOR TO FIELD VERIFY AC LOCATION AND MAINTAIN ALL REQUIRED CLEARANCES. REFER TO CIVIL PLANS FOR PAD INFORMATION. REFER TO ARCHITECTURAL PLANS FOR PORCH, TYP. 5 L1.2 STEEL EDGING , TYP.
7 L1.2 5' HIGH HORIZONTAL FENCE, TYP. 6'-3"
4'-6"
5'-0" 6'-6" 4" GRAVEL JOINTS U.N.O., TYP 11'-9"
5'-0" 11'-6" 4'-6" 16'-6"
8'-0"
5 L1.2 STEEL EDGING , TYP. 2'-3" 6'-6" PA PA PA PA PA 3" FIBAR PLAYGROUND MULCH, TYP 1 L1.3 7' HIGH HORIZONTAL FENCE, TYP.
16'-0" CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 layout.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
C
A
LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
D
S
C
A

PE A RCHITECT

DA V ID
W . C
A
MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 LAYOUT PLAN STAFF L1.1 N 0' 10' 20' 1" = 10' CONSTRUCTION NOTES SITE CALCULATIONS (INCLUDES FUTURE SITE BUILDOUT) REFERENCED DETAIL NUMBER REFERENCED DETAIL SHEET DETAIL CALLOUT -- ADJ. ADJACENT BOC BACK OF CURB BOW BACK OF WALK CJ CONSTRUCTION/COLD JOINT CL CENTERLINE CLR CLEAR EJ EXPANSION JOINT ILO IN LIEU OF MAX MAXIMUM MIN MINIMUM NATIVE NATIVE GRASS GRASS OH OVERHANG PA PLANTING AREA PL PROPERTY LINE POB POINT OF BEGINNING SIM SIMILAR TO SYM SYMMETRICAL TYP TYPICAL T, TURF TURF AREA UNO UNLESS NOTED OTHERWISE VIF VERIFY IN FIELD LAYOUT LEGEND SIDEYARD FENCE: PER DETAIL 5/L1.2, 162 LF (CONTRACTOR TO VERIFY, DOES NOT INCLUDE 4'-1" GATE) SIDEYARD FENCE, 36" HIGH: SIM. TO DETAIL 5/L1.2, 152 LF HORIZONTAL WOOD FENCE, 36" HIGH: SIM. TO DETAIL 7/L1.2, 114 LF NOTE: WATER SUPPLY IS DOMESTIC. PROVIDER IS MID-PENINSULA WATER DISTRICT. DATE 05/03/22 I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE. I HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE. SEE SHEET L1.2-L1.3 FOR CONSTRUCTION DETAILS A. ALL MATERIALS AND INSTALLATION SHALL CONFORM TO GOVERNING CODES, INCLUDING NEC AND CALIFORNIA HEALTH AND SAFETY CODE. NO FIXTURES SHALL BE INSTALLED WITHIN 10' OF ANY STANDING BODY OF WATER, INCLUDING FOUNTAINS AND POOLS, UNLESS RATED FOR UNDERWATER INSTALLATION. B. IF MULTIPLE TRANSFORMERS ARE USED, CONTRACTOR SHALL BALANCE LOADS. EACH TRANSFORMER SHALL BE LOCATED TO MINIMIZE VISIBILITY AND TO BE CENTERED ON THE WATTAGE LOAD. TRANSFORMERS AND VISIBLE CONDUIT SHALL BE PAINTED TO MATCH ADJACENT WALL COLOR OR AS DIRECTED BY OWNER. C. MINIMUM WIRE SIZE SHALL BE #12AWG. ADJUST WIRE SIZE AND RUNS TO PROVIDE A MAXIMUM OF 12.1 VOLTS AND A MINIMUM OF 10.5 VOLTS AT EACH LAMP. PROVIDE A MINIMUM OF 36" WIRE AT EACH FIXTURE TO ALLOW FOR PLACEMENT AND ADJUSTMENT. WIRE SPLICES SHALL BE MADE ONLY WITH FULLY ENCAPSULATED WATERPROOF CONNECTORS. DIRECT BURIAL WIRING SHALL BE INSTALLED ADJACENT CURBS AND PAVING, 12" DEEP. D. ALL UPLIGHTS SHALL BE INSTALLED WITH A MAXIMUM ANGLE OF 35 DEGREES FROM VERTICAL TO AVOID GLARE, UNLESS OTHERWISE NOTED. GROUND-MOUNTED FIXTURES SHALL BE LOCATED A MINIMUM OF 12" FROM ALL HARDSCAPE, IN PLANTER AREAS. E. VERIFY ALL LOCATIONS AND SITE CONDITIONS PRIOR TO BEGINNING WORK. CONTRACTOR IS RESPONSIBLE FOR COORDINATION WITH ALL OTHER TRADES, INCLUDING INSTALLATION OF SLEEVING AND OTHER WIRING PROVISIONS WHERE REQUIRED. F. WIRING RUNS SHALL NOT BE VISIBLE. FOR OVERHEAD INSTALLATIONS, RUN WIRING UP BACK OF TREE OR POST. WHERE EVER POSSIBLE, ROUTE OUT POSTS OR COORDINATE WIRE RUNS INSIDE STRUCTURES. G. TESTING: ONCE INSTALLATION IS COMPLETE, COORDINATE A TIME FOR TESTING WITH THE LANDSCAPE ARCHITECT AND OWNER. CONTRACTOR SHALL DEMONSTRATE OPERATION OF SYSTEM, AND MAKE ALL FINAL ADJUSTMENTS AS DIRECTED. TRANSFORMER: "LZD-M-150," LUXOR ZD 150-WATT POWER CONTROLLER IN PAINTABLE MATTE GRAY CABINET. INCLUDE "FXWIFIMOD," LUXOR WI-FI MODULE FOR APP-BASED REMOTE CONTROL. VERIFY LOCATION IN FIELD WITH OWNER AND COORDINATE 120V ELECTRICAL SUPPLY. "QB-ZD-1LED-BZ," ADJUSTABLE LED SMALL WALL WASH, WITH ZONE DIMMING OPTION, 1-LED BOARD, BRONZE METALLIC FINISH. "FB-ZD-3LED-BZ," ADJUSTABLE LED UPLIGHT, WITH ZONE DIMMING OPTION, 3-LED BOARD, BRONZE METALLIC FINISH "PB-ZD-3LED-BZ," ADJUSTABLE LED UPLIGHT, WITH ZONE DIMMING OPTION, 3-LED BOARD, BRONZE METALLIC FINISH. "FG-ZD-3LED-BZ," LED PATH LIGHT, WITH ZONE DIMMING OPTION, 3-LED BOARD, BRONZE METALLIC FINISH. LOW-VOLTAGE LIGHTING LEGEND TREE PROTECTION CHART 1. LOCAL CODES AND ORDINANCES: WORK SHALL CONFORM TO ALL LOCAL CODES, ORDINANCES, AND REQUIREMENTS, INCLUDING FEDERAL ACCESSIBILITY GUIDELINES. NOTHING IN THE CONTRACT DOCUMENTS SHALL BE CONSTRUED AS AN EXEMPTION TO APPLICABLE CODES OR OTHER JURISDICTIONAL REQUIREMENTS. 2. UTILITIES: CONTACT COMMON GROUND ALLIANCE (C.G.A.) AT 811, AT LEAST TWO WORKING DAYS IN ADVANCE OF WORK (PER CA GOV. CODE 4216). THE CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES, WHETHER SHOWN OR NOT, AND SHALL PAY FOR ANY REPAIRS REQUIRED DUE TO THE CONTRACTOR'S OPERATIONS AT NO ADDITIONAL EXPENSE TO THE OWNER. 3. DISCREPANCIES: NOTIFY DISTRICT'S REPRESENTATIVE OF ANY VARIATIONS BETWEEN THE CONTRACT DOCUMENTS AND FIELD CONDITIONS. DO NOT PROCEED WHERE DIFFERENCES EXIST THAT WOULD AFFECT THE WORK. ALL ADJUSTMENTS DUE TO FIELD CONDITIONS MUST BE APPROVED BY THE DISTRICT'S REPRESENTATIVE PRIOR TO CONTINUING. 4. LAYOUT NOTES: THE WRITTEN DIMENSION SUPERCEDES SCALED OR GRAPHIC DENOTATION. DIMENSIONS ARE BETWEEN PARALLEL OR PERPENDICULAR POINTS UNLESS NOTED OTHERWISE. DIMENSIONS ARE TO CENTERLINE OR FACE OF MASONRY, CONCRETE, OR FRAMING SUBSTRATE FINISH SURFACES, UNLESS NOTED OTHERWISE. 6. COORDINATION: CONTRACTOR SHALL COORDINATE WORK BETWEEN TRADES. ALL REQUIRED SLEEVING SHALL BE COORDINATED WITH SITE WORK, INCLUDING OTHER UNDERGROUND UTILITIES, CURBS, AND CONCRETE. 7. VERTICAL WORK: ALL VERTICAL CONSTRUCTION SHALL BE INSTALLED TRUE AND PLUMB. ALL UNIT COURSING AND TOPS OF WALLS, FENCES, ETC. SHALL BE LEVEL UNLESS NOTED OTHERWISE. ALL CURVES SHALL BE CONTINUOUS AND EVEN, WITH NO BREAKS OR ANGLES AT POINTS OF TANGENCY OR FORMWORK JOINTING. 8. LEAD TIME: SPECIFIED MATERIALS MAY REQUIRE A SIGNIFICANT LEAD TIME. CONTRACTOR IS SOLELY RESPONSIBLE TO LEAD TIMES AND TO PROVIDE SUBMITTALS, AND ORDER MATERIAL, AND ENSURE DELIVERY TO THE JOB SITE TO ALLOW TIMELY PROGRESSION OF WORK. 9. EXISTING WORK: WHERE NEW CONSTRUCTION ABUTS EXISTING WORK, ALL EXISTING WORK SHALL BE PROTECTED. CONTRACTOR SHALL REPLACE ANY DAMAGED EXISTING WORK AT NO ADDITIONAL EXPENSE TO THE OWNER. ALL NEW WORK WILL CONFORM TO TO EXISTING WORK , INCLUDING FLATWORK JOINTS, ELEVATIONS, COLOR, AND FINISH. 10. FENCING: FENCE LOCATIONS SHOWN ARE DIAGRAMMATIC AND FINAL LOCATIONS ARE TO BE COORDINATED IN THE FIELD BY THE LANDSCAPE CONTRACTOR. CONCRETE TO BE POURED WITH ARCHITECTURE. REFER TO STRUCTURAL DRAWINGS. P4 CONCRETE PAVERS PER DETAIL 1/L1.2: STANDARD GRAY CONCRETE WITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 4" GAP FILL WITH P2. P1P2 PAVING AND FENCING LEGEND DECORATIVE GRAVEL PER DETAIL 4/L1.2: 1/2" CRUSHED GRAVEL, COLOR: CLOUD NINE (BUILDER TO VERIFY), BY DECORATIVE STONE SOLUTIONS (800.699.1878). 2" OVER COMPACTED SUBGRADE OVER FILTER FABRIC. WITH 8" GALVANIZED WIRE STAPLES. CONCRETE PAVING (VEHICULAR) PER DETAIL 3/L1.2: STANDARD GRAY CONCRETE WITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. TOOLED SCORE JOINTS AS SHOWN ON PLANS. P3P5 CONCRETE TO BE POURED WITH ARCHITECTURE. REFER TO STRUCTURAL DRAWINGS. CONCRETE PAVING (PEDESTRIAN)PER DETAIL 2/L1.2: STANDARD GRAY CONCRETE WITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. P4 P1 P1 P1 P2 P2 P2 P2 P2 P4 P4 P5 P5 P1 P4 P6 SYNTHETIC TURF: TBD BY OWNER. INSTALLATION TO BE COORDINATED WITH BUILDER. P6 128
CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 layout.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
C
A
LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
D
S
C
A

PE A RCHITECT

DA V ID
W . C
A
MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 CONSTRUCTION DETAILS STAFF L1.2 A. BLACK ENAMEL PAINTED FINISH, TYP. U.N.O. NOTES MULCH FINISH GRADE AT PLANTER AREA STEEL STAKE PER MANUFACTURER, 5' O.C. MAX. ADJACENT SURFACING OR TURF SECTION ELEVATION (HEADER MATERIAL ONLY) STEEL HEADER 1" = 0'-6" AS NOTED STEEL EDGING, 3/16" THICK, MIN. 4" DEEP. 5 RAISED PLANTER 1" = 1'-0" AS NOTED ALTERNATING 2 X 6 AND 2 X 3 BACKBOARDS, 1/2" SPACING 10" MIN. 1'-6"
1'-3 1/2" 42" OR PER PLAN (4) 3X 3 PRESSURE TREATED POSTS PER PLANTER CONCRETE FOOTING 3'-5" MIN. A. ALL WOOD TO BE RECLAIMED WITH RUSTIC FINISH. STAIN TO MATCH ARCHITECTURE OR FURNISHINGS. B. ALL HARDWARE SHALL BE GALVANIZED. ALL EXPOSED FASTENERS SHALL BE ALIGNED AND EVENLY SPACED. ALL SCREWS SHALL BE PRE-DRILLED. GAPS, SPLITS, OR IMPROPERLY FITTED JOINTS SHALL BE CAUSE FOR REJECTION. NOTES FILTER FABRIC DOUBLED AND STAPLED AT INSIDE WALL. BACKFILL: IMPORTED PLANTER MIX 1'-0" CAP: 2 X 6 MITER ALL CORNERS
6 CONCRETE PAVING (PEDESTRIAN) 1" = 0'-6" SECTION A. PAVEMENT DEPTHS AND REQUIREMENTS HEREIN ARE SUPERCEDED BY THE PROJECT GEOTECHINICAL REPORT AND RECOMMENDATIONS, IF EXISTING. NOTES 1/2" IN TURF, 1" MIN. IN PLANTER AREAS 4" 4" 6" 3/8" MAX TOOLED CONTROL JOINT WITH 3/16" RADIUS EDGES. MIN. 1/3 DEPTH OF SLAB. LOCATE PER PLAN, OR AS REQUIRED SO THAT SPACING DOES NOT TO EXCEED 24 TIMES THE SLAB THICKNESS. EXPANSION JOINT WITH 3/16" RADIUS EDGES. LOCATE PER PLAN, OR AS REQUIRED TO NOT EXCEED 60' O.C. 18" X #4 SMOOTH DOWEL, SLEEVED OR GREASED ONE SIDE. CLASS II AGGREGATE BASE, COMPACTED TO 95% RELATIVE DENSITY SUBGRADE, SCARIFY TOP 6", MOISTURE CONDITION, AND COMPACT TO 90% RELATIVE DENSITY. #3 BARS AT 18" O.C.E.W., SUPPORT EVENLY TO REST IN CENTER OF SLAB BITUMINOUS PRE-FORMED EXPANSION JOINT FILLER ELASTOMERIC SEALANT AND BACKER ROD. COLOR TO MATCH CONCRETE, SELECT FROM MANUFACTURER'S FULL COLOR RANGE. 2" CLR. 2 DECOMPOSED GRANITE OR OTHER PERMEABLE MATERIAL: REFER TO PLAN CONCRETE PAVERS 1" = 0'-6" SECTION A. PAVEMENT DEPTHS AND REQUIREMENTS HEREIN ARE SUPERCEDED BY THE PROJECT GEOTECHINICAL REPORT AND RECOMMENDATIONS. NOTES 1/2" IN TURF, 1" MIN. IN PLANTER AREAS 5" 1'-0" 6" TOOLED CONTROL JOINT WITH 3/16" RADIUS EDGES. MIN. 1/3 DEPTH OF SLAB. LOCATE PER PLAN, OR AS REQUIRED SO THAT SPACING DOES NOT TO EXCEED 24 TIMES THE SLAB THICKNESS. CLASS II AGGREGATE BASE, COMPACTED TO 90% RELATIVE DENSITY SUBGRADE, SCARIFY TOP 6", MOISTURE CONDITION TO ATLEAST 3% ABOVE LABORATORY OPTIMUM VALUE AND COMPACT TO 85-90% RELATIVE DENSITY. #3 BARS AT 18" O.C.E.W., SUPPORT EVENLY TO REST IN CENTER OF SLAB2" CLR. 4" GAP SIZE AND SPACING PER PLAN 1 HEADER, ADJACENT HARDSCAPE, OR OTHER EDGING PER PLANS (ALL SIDES) ADJACENT TURF, PLANTER AREA, OR OTHER SURFACE PER PLANS 1/4" 4"
MIN. 6" WHERE INDICATED SLOPE TO DRAIN CRUSHED GRAVEL (PEDESTRIAN) 1" = 0'-6" SECTION FILTER FABRIC UNDER GRAVEL GRAVEL (PER PAVING PLAN), TAMP/ COMPACT TO APPROXIMATELY 88-90% RELATIVE DENSITY SUBGRADE: WATER CONDITION TO AT LEAST 3% ABOVE LABRATORY OPTIMUM AND TAMP/COMPACT TO APPROXIMATELY 85-90% RELATIVE DENSITY 6" GALVANIZED WIRE STAPLES, MAX 4'-0" O.C. NOTE: WITHIN EXISTING TREE CANOPY, OR IN AREAS OF UNDISTURBED SUBGRADING, NO COMPACTION NEEDED. 4 CONCRETE PAVING (VEHICULAR) 1" = 0'-6" SECTION A. PAVEMENT DEPTHS AND REQUIREMENTS HEREIN ARE SUPERCEDED BY THE PROJECT GEOTECHINICAL REPORT AND RECOMMENDATIONS. NOTES 1/2" IN TURF, 1" MIN. IN PLANTER AREAS 1'-0" 4" MIN 3/8" MAX TOOLED CONTROL JOINT WITH 3/16" RADIUS EDGES. MIN. 1/3 DEPTH OF SLAB. LOCATE PER PLAN, OR AS REQUIRED: SPACING SHALL NOT EXCEED 24 TIMES SLAB DEPTH. EXPANSION JOINT WITH 3/16" RADIUS EDGES. LOCATE PER PLAN, OR AS REQUIRED TO NOT EXCEED 60' O.C. 18" X #4 SMOOTH DOWEL, SLEEVED OR GREASED ONE SIDE. CLASS II AGGREGATE BASE, COMPACTED TO 95% RELATIVE DENSITY SUBGRADE, SCARIFY TOP 6", MOISTURE CONDITION TO AT LEAST 2-3% ABOVE LABORATORY OPTIMUM VALUE AND COMPACT TO 87-92% RELATIVE DENSITY. #3 BARS AT 18" O.C.E.W., SUPPORT EVENLY TO REST IN CENTER OF SLAB BITUMINOUS PRE-FORMED EXPANSION JOINT FILLER 2" CLR. 2" 5" 8" MIN THICKENED EDGE PER GEOTECHNICAL REPORT
3 SIDEYARD FENCE WITH GATE 3/4" = 1'-0" AS NOTED 4'-0" GATE LEAF 2" CLR. 8'-0" O.C. MAX SPACE EVENLY
2" CLR.
3'-0" MIN.
±6'-0"
1 1/2" MIN. ADJACENT POST OR LEDGER AT ADJACENT WALL (SECURE LEDGER TO BUILDING FRAMING WITH 1/4" X 4" LAG SCREWS AND WASHER, COUNTERSUNK. APPLY SILICONE CAULKING PRIOR TO INSERTING LAG SCREW) LATCH, MAX. 60" ABOVE FINISH GRADE 2 X 4 GATE FRAME (OPP. SIDE) 2 X 4 DIAGONAL BRACE INSIDE FRAME (OPP. SIDE) 10" X 10" GUSSET PANELS, EXTERIOR RATED PLYWOOD (OPP. SIDE) 2 X 8 CAP TO MATCH FENCE FINISH GRADE FINISH GRADE 1/2 X 4 TRIM, OPP. RAILS HEAVY-DUTY HINGE, TYP. OF THREE 2 X 12 KICKER, NAIL TO BOT. RAIL AND POSTS ALIGN AND RIP BOARDS TO PROVIDE FULL BLOCKING AT EACH SIDE OF GATE 6 X 6 POST, ACQ TREATED 2 X 8 CAP, CENTER ALL JOINTS ON 1 X 6 BOARD, POSTS TYP., OVERLAP 1" 2 X 6 RAIL, TOP & BOT. 12" DIA. CONCRETE FOOTING, SLOPE TOP FOR POSITIVE DRAINAGE AWAY FROM POST NOTES ELEVATION (PUBLIC SIDE) SECTION RAILS FACE PRIVATE SIDE PUBLIC SIDE GATE ELEVATION (AT PUBLIC FACING SIDE) PLAN AT GATE (CAP OMITTED FOR CLARITY) PLAN (CAP OMITTED FOR CLARITY) A. ALL FASTENERS SHALL BE GALVANIZED. B. ALL WOOD SHALL BE CONSTRUCTION COMMON REDWOOD OR BETTER, U.N.O. C. STEP FENCE AT POSTS. FOR GRADES 1:6 (17%) OR GREATER, SLOPE PANELS WITH GRADE. D. STAIN BOTH SIDES W/ SEMI-TRANSPARENT EXT. STAIN, COLOR PER BUILDER (SEE COLOR SAMPLES). 7 129
CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 layout.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
C
A
LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
D
S
C
A

PE A RCHITECT

DA V ID
W . C
A
MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 CONSTRUCTION DETAILS STAFF L1.3 GATE AT MOTOR COURT 3/4" = 1'-0" AS NOTED A. ILLUSTRATION FOR DESIGN INTENT ONLY. CONTRACTOR TO SUBMIT ALL HARDWARE AND SHOP DRAWINGS FOR APPROVAL BY BUILDER AND OWNER. B. GATES TO BE FABRICATED OFF SITE. C. GATE FINISH AND COLOR TO MATCH ARCHITECTURE. STAIN/PAINT T.B.D. D. MIN. SIZING: GATE POSTS 4" SQ., 1/4" HSS; GATE FRAME 2" SQ., 3/16" TUBULAR STEEL E. ALL WOOD SHALL BE WESTERN RED CEDAR OR REDWOOD U.N.O. F. FASTENERS TO BE GALVANIZED U.N.O. G. OPERATOR AND EQUIPMENT NOT SHOWN, REFER TO PLANS BY OTHERS. H. FOOTINGS AND STRUCTURAL MEMBER SIZING PER STRUCTURAL CALCULATIONS TO BE PROVIDED BY DESIGN/BUILD SUBCONTRACTOR'S ENGINEER. I. INSTALL PER ALL LOCAL CODES, EQUIPMENT MANUFACTURER'S INSTRUCTIONS AND GUIDELINES. NOTES: 12'-0" CLR. WHEN OPEN 6'-0" 12'-9", VIF 2" CLR. 1/8" SECTION A-A A-A
- FOOTING SECTION: (AT MOTOR CT. GATE POSTS) 5-1/2" TYP FINISH GRADE AT ADJ. PAVING MOVING MECHANISM AND TRACK BY OTHERS #4 TIES AT SPACING SHOWN#4 VERT. @ EQ. SPACING W/ 6" HOOK 6" 4 X 4 X 1/4" HSS TUBE STEEL POST (NOT SHOWN) GATE OPERATORS (INSIDE), SAFETY SENSORS, AND ADVANCE OPERATION EQUIPMENT. COORDINATE WITH BUILDER FOR REQUIREMENTS. CAP PLATE 4 X 4 X 3/16". GRIND ALL WELDS SMOOTH SEE DETAIL L1.3 FOR DRIVEWAY PAVING SECTION 2X NAILER BEHIND 1X6 BOARD HSS 4 X 4 X 1/4" POST 1 2" GAP, TYP CONCRETE FOOTING, REFER TO DRAWINGS BY OTHERS 1" X 1/4" STEEL STRAP AT REVERSE SIDE 3 REPRESENTATIVE STAIN COLORS SECTION A/C SCREEN 1" = 1'-0" AS NOTED HEIGHT OF A/C UNIT 4" CLR. A. ALL WOOD SHALL BE WESTERN RED CEDAR OR REDWOOD U.N.O. B. ALL FASTENERS SHALL BE GALVANIZED U.N.O. C. STAIN/PAINT TO MATCH FENCING. D. SIZE PER PLAN AND TO MAINTAIN REQUIRED CLEARANCES AT A/C UNIT PER MANUFACTURER. NOTES6" MAINTAIN CLEARANCE AS REQ'D BY MANUFACTURER 1 X 6 BOARDS, 1/2" SPACING. MITER ALL ENDS, FASTENERS IN NEAT ROWS 4 X 4 PRESSURE TREATED POSTS, QUANTITY PER PLAN CONCRETE FOOTING 2 X 6 CAP, MITER CORNERS, 3/4" OVERHANG TO OUTSIDE A/C CONDENSER UNIT BEHIND2'-0" 1'-0" 2 HORIZONTAL WOOD FENCE 3/4" = 1'-0" AS NOTED A. ILLUSTRATION FOR DESIGN INTENT ONLY. CONTRACTOR TO SUBMIT ALL HARDWARE AND SHOP DRAWINGS FOR APPROVAL BY BUILDER AND OWNER. B. CONTRACTOR TO COORDINATE FENCE, MOTOR COURT GATE, AND PERSON GATES ARE UNIFORM IN APPEARANCE. C. GATE FINISH AND COLOR TO MATCH ARCHITECTURE. STAIN/PAINT T.B.D. D. MIN. SIZING: GATE POSTS 4" SQ. PRESSURE TREATED POST OR 3" SQ. 3/16" TUBULAR STEEL POST E. ALL WOOD SHALL BE WESTERN RED CEDAR OR REDWOOD U.N.O. IF MANUFACTURED WOOD MATERIAL USED, RAW ENDS SHALL NOT BE VISIBLE. F. FASTENERS TO BE GALVANIZED U.N.O. G. FOOTINGS AND STRUCTURAL MEMBER SIZING PER STRUCTURAL CALCULATIONS TO BE PROVIDED BY DESIGN/BUILD SUBCONTRACTOR'S ENGINEER. H. INSTALL PER ALL LOCAL CODES, EQUIPMENT MANUFACTURER'S INSTRUCTIONS AND GUIDELINES. NOTES:

VARIES, (6'-0" TYP) PER PLAN 2" CLR. 5-1/2" TYP FINISH GRADE, TYP CAP PLATE 4 X 4 X 3/16". GRIND ALL WELDS SMOOTH 1X6 BOARDS 1 2" GAP, TYP 2X NAILER BEHIND 2X4 CENTER SUPPORT, MITER BOTH ENDS, SECURE IN NEAT ROWS, TYP CONCRETE FOOTING, REFER TO PLANS BY OTHERS POSTS 8' O.C. SPACING MAX 1 130

OUTDOOR DINING AREA FOLGER DRIVE
WM WM SS WM PLAY AREA SYNTHETIC TURF AREA PROPERTY LINE, TYP. PROPERTY LINE, TYP. PROPERTY LINE, TYP. POC A1 A2 A3 A4 A5 A6 A7 A8 DRIVEWAY/ (FUTURE) REAR PLANTERS DRIP, SHRUBS ( FUTURE) SYNTHETIC TURF DRIP, SHRUBS ABOVE WALL PLANTER DRIP, SHRUBS MSMTRN, GRASS MSMTRN, GRASS FRONT, BUBBLER FRONT DRIP, SHRUBS VEGETABLE BEDS CONTRACTOR TO CAP IRRIGATION LATERAL FOR FUTURE VEGETABLE BEDS, VERIFY WITH OWNER A ZONE A4 ZONE A5 ZONE A5 ZONE A7ZONE A6 ZONE A6 ZONE A1 ZONE A3 ZONE A3 ZONE A7 ZONE A6 INSTALL (1) 6" AND (1) 4" SLEEVE FOR FUTURE EXPANSION STUB A1 LATERAL FOR FUTURE EXPANSION STUB A2 LATERAL FOR FUTURE EXPANSION MM
M
M
M
M
M
M
M
M
M
M
M
M
M
M A9 DRIP BUBBLER, TREES 3.02 A1
3 4" 4.09 A2
3 4" 2.60 A3
3 4" 2.55 A4
3 4" 3.48 A5
3 4" 5.41 A6
3 4" 1.25 A7
3 4"
- A8
3 4" 5.05 A9
3 4" STUB A9 LATERAL FOR FUTURE EXPANSION TO OUTDOOR DINNING AREA INSTALL (1) 4" SLEEVE FOR FUTURE EXPANSION 2GPM 35PSI CONTRACTOR TO VERIFY PLANTER POTS AND COORDINATE IRRIGATION. ZONE A1 ZONE A2 2GPM 35PSI 2GPM 35PSI FM SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY PSI HUNTER MP1000 PROS-06-PRS30-CV TURF ROTATOR, 6" POP-UP WITH CHECK VALVE, PRESSURE REGULATED TO 30 PSI, MP ROTATOR NOZZLE ON PRS40 BODY. M=MAROON ADJ ARC 90 TO 210, L=LIGHT BLUE 210 TO 270 ARC, O=OLIVE 360 ARC. 16 30 HUNTER MP800SR PROS-06-PRS30-CV-HY TURF ROTATOR, 6.0" POP-UP WITH CHECK VALVE, PRESSURE REGULATED TO 30 PSI, MP ROTATOR NOZZLE ON PRS30 BODY. ADJ=ORANGE AND GRAY ( ARC 90-210), 360=LIME GREEN AND GRAY (ARC 360). WITH HY- FILTER, MESH 150, SIZED PER VALVE. 10 30 SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY IRRITROL 2711APRDK-LF ELECTRIC DRIP ZONE VALVE KIT: 3/4" 2711APR VALVE, AVB, FILTER, LOW FLOW REGULATOR & FITTINGS. (.25-8 GPM) 7 TORO DB-PC DRIP BUBBLER PRESSURE COMPENSATING DRIP BUBBLER EASILY THREADS ON A 1/2" THREADED RISER. FLOW RATE: 4.0 GPH,9.0 GPH,15.0 GPH,30.0 GPH. 12 AREA TO RECEIVE DRIP EMITTERS HUNTER HE-B OR EQUAL PRESSURE COMPENSATING (PC) POINT SOURCE DRIP EMITTER WITH SELF PIERCING BARB. COLOR CODED EMITTERS FOR FLOW RATES OF 0.5, 1.0, 2.0, 4.0, AND 6.0 GPH. CAN BE INSERTED INTO 1/2" AND 3/4" TUBING. PC RANGE 15-50 PSI. OPTIONAL DIFFUSER CAP (HE) AVAILABLE. 1,250 S.F. Emitter Notes: 20HE-B emitters (1 assigned to each 1 GAL. plant) 20HE-B emitters (2 assigned to each 5 GAL. plant) 40HE-B emitters (2 assigned to each 15 GAL plant) 40HE-B emitters (3 assigned to each 24" BOX plant) M L O ADJ. 360 04 09 15 30 IRRIGATION LEGEND AREA TO RECEIVE DRIPLINE TORO RGP-218 SUB-SURFACE PRESSURE COMPENSATING LANDSCAPE DRIPLINE WITH ROOTGUARD TECHNOLOGY. 0.53 GPH EMITTERS AT 18" O.C. DRIPLINE LATERALS SPACED AT 18" APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN. 442.4 L.F. SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY IRRITROL 2711DPR ELECTRIC REMOTE CONTROL VALVE, 3/4", FLOW CONTROL, THREADED BONNET. INSTALL TORO Y-FILTER MODEL TALFS75150-S IF MP-800 OR MP-1000 NOZZLES ARE USED. 2 SHUT-OFF VALVE NIBCO T-113, CLASS 125 BRONZE GATE SHUT OFF VALVE WITH WHEEL HANDLE, SAME SIZE AS MAINLINE PIPE DIAMETER AT VALVE LOCATION. SIZE RANGE - 1/4" - 3". INSTALL ABOVE GRADE ON COPPER RISER FROM EXTERIOR HOSE BIB, UPSTREAM OF VALVE MANIFOLD. 1 HUNTER HPC-400 BASE 4 STATION UP TO 23 STATIONS WI-FI ENABLED, FULL-FUNCTIONING CONTROLLER WITH TOUCHSCREEN. PLASTIC CABINET. NOTE: INCLUDE PCM-XXX EXPANSION MODULES AS REQUIRED. 1 HUNTER HC-100-FLOW 1" FLOW METER FOR USE WITH HYDRAWISE ENABLED CONTROLLER TO MONITOR FLOW AND PROVIDE SYSTEM ALERTS. ALSO FUNCTIONS AS STAND ALONE FLOW TOTALIZER/SUB METER ON ANY RESIDENTIAL OR COMMERCIAL IRRIGATION SYSTEM. 1 POINT OF CONNECTION LOCATE EXTERIOR HOSE BIB AND INSTALL COPPER TEE, SHUTOFF VALVE, AND LINE TO BELOW GRADE CONNECTION TO PVC. 1 IRRIGATION LATERAL LINE: PVC SCHEDULE 40 MIN. DIAMETER 3/4" U.N.O. 1,277 L.F.

AFMPOC IRRIGATION MAINLINE: PVC SCHEDULE 40 MIN. DIAMETER 1.5" U.N.O. 29.5 L.F. PIPE SLEEVE: PVC SCHEDULE 40 168.6 L.F. #" # Valve Number Valve Size Valve Flow Valve Callout # CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Irr.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
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LIFORN Renewal Date:

IA 09/30/22

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PE A RCHITECT

DA V ID
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MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 IRRIGATION PLAN STAFF L2.1 N 0' 10' 20' 1" = 10' DATE 05/03/22 I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE. I HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE. SEE SHEET L2.2 FOR IRRIGATION DETAILS GENERAL IRRIGATION NOTES LOCATE POINT-OF-CONNECTION IN FIELD. EQUIPMENT SHOWN IN HOUSE FOR PLAN CLARITY ONLY. LOCATE CONTROLLER AS DIRECTED BY BUILDER. CONTROLLER SHOWN AT APPROXIMATE LOCATION ONLY. COORDINATE WITH BUILDER FOR ALL REQUIRED PENETRATIONS AND 120V POWER. STUB MAINLINE / LATERAL. 1 2 3 IRRIGATION KEYNOTES COORDINATE WITH OTHER TRADES FOR ALL SLEEVING, ETC. IRRIGATION CONTROL WIRING SHALL BE SLEEVED (SEPARATELY FROM IRRIGATION PIPING) WHEN UNDER PAVING. 4 1 3 2
2 4
4 4 1. SITE ACCEPTANCE: THE CONTRACTOR SHALL OBSERVE THE SITE AND VERIFY THAT ROUGH GRADING AND ALL OTHER WORK HAS BEEN COMPLETED TO THE CONTRACTOR'S SATISFACTION. ANY PREVIOUS WORK THAT IS NOT COMPLETE SHALL BE BROUGHT TO THE OWNER'S OR LANDSCAPE ARCHITECT'S ATTENTION IN WRITING. BEGINNING WORK CONSTITUTES ACCEPTANCE OF THE SITE. 2. UNDERGROUND UTILITIES: THE CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES PRIOR TO BEGINNING WORK. CALL C.G.A. (811) TO LOCATE EXISTING UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OR REPLACEMENT OF ANY DAMAGED UTILITIES, TO THE SATISFACTORY OF THE OWNER AND GOVERNING AGENCY AT NO COST TO THE OWNER OR INCREASE IN BID AMOUNT. 3. QUANTITIES: (IF SHOWN) FOR CONTRACTOR'S CONVENIENCE ONLY, AND SHALL NOT RELIEVE THE CONTRACTOR OF THE OBLIGATION TO INSTALL A COMPLETE AND FUNCTIONAL IRRIGATION SYSTEM, WITH EVEN AND HEAD-TO-HEAD COVERAGE OF ALL IRRIGATED AREAS, UNLESS SPECIFICALLY NOTED OTHERWISE. AREAS SHOWN ARE REPRESENTATIVE OF FINAL LOTS. CONTRACTOR SHALL VERIFY ALL LOT SIZES PRIOR TO SUBMITTING A BID. 4. DIAGRAMMATIC PLANS: THESE PLANS ARE DIAGRAMMATIC IN NATURE, AND ARE NOT INTENDED TO SHOW EVERY FITTING OR EXACT PIPING LAYOUT. IN MANY CASES, THE MAINLINE AND LATERALS ARE SHOWN IN WALKWAYS OR PAVED AREAS. IRRIGATION EQUIPMENT AND PIPING SHALL BE INSTALLED IN PLANTED AREAS ONLY, UNLESS SPECIFICALLY NOTED OTHERWISE. MAINLINE SHALL BE INSTALLED AS CLOSELY AS POSSIBLE TO BACK OF WALK OR CURB, BUT IN NO CASE GREATER THAN 18" AWAY. 5. FIELD CONDITIONS: THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL FIELD CONDITIONS. DO NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN WHEN EXISTING WORK, OBSTRUCTIONS, SITE CONDITIONS, GRADE DIFFERENCES, OR OTHER ASPECTS ARE APPARENT IN THE FIELD THAT AFFECT INSTALLATION OF THE IRRIGATION SYSTEM. IN THE EVENT THAT DISCREPANCIES ARE FOUND, INFORM THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT IN WRITING. IF WRITTEN NOTICE IS NOT RECEIVED, THE CONTRACTOR ASSUMES ALL LIABILITY FOR THE IRRIGATION SYSTEM, INCLUDING ANY RE-DESIGN OR RE-WORK THAT MAY BE REQUIRED. 6. FIELD ADJUSTMENTS: ARE REQUIRED TO OBTAIN OPTIMUM EFFICIENCY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ADJUSTMENTS AS REQUIRED TO MINIMIZE OR ELIMINATE OVERSPRAY AND RUNOFF, AND TO MAXIMIZE DISTRIBUTION UNIFORMITY. ADJUSTMENTS INCLUDE BUT ARE NOT LIMITED TO: NOZZLE SELECTION, INSTALLATION OF IN-LINE OR IN-HEAD CHECK VALVES TO ELIMINATE LOW-HEAD DRAINAGE AND PONDING, AND ADJUSTMENT OF HEAD SPACING OR HEAD LAYOUT TO ACCOMMODATE IN-FIELD OBSTRUCTIONS OR CONDITIONS. 7. POINT OF CONNECTION: LOCATE AND COORDINATE IN FIELD. 1" TEE FROM INDIVIDUAL LOT DOMESTIC LINE. THE CONTRACTOR SHALL VERIFY A MINIMUM OF 87 PSI (STATIC) AND A MINIMUM FLOW OF 12 GPM IS AVAILABLE AT THE POINT OF CONNECTION. IN THE EVENT THIS PRESSURE IS NOT AVAILABLE, IMMEDIATELY INFORM THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT IN WRITING. IF WRITTEN NOTICE IS NOT RECEIVED, THE CONTRACTOR ASSUMES ALL LIABILITY FOR THE IRRIGATION SYSTEM DESIGN, INCLUDING ANY RE-DESIGN OR RE-WORK THAT MAY BE REQUIRED. 8. NEW MATERIALS: ALL EQUIPMENT AND PIPING SHALL BE NEW. CONFORM TO ALL MANUFACTURER'S HANDLING AND INSTALLATION REQUIREMENTS. 9. PIPE SIZING: PIPE SIZES AS SHOWN ON PLAN INCLUDE THE LARGEST PIPE DIAMETER IN EACH ZONE, AND THEN PIPE DIAMETER AT REDUCTIONS ONLY. IF NO PIPE SIZE IS SHOWN, PIPE SHALL BE THE SAME DIAMETER AS THE NEXT UPSTREAM SIZE LABELED. IN NO CASE SHALL THE VELOCITY OF WATER THROUGH IRRIGATION LATERALS EXCEED 5 FPS UNLESS SPECIFICALLY NOTED OTHERWISE. 10. IRRIGATION SCHEDULE: IS PROVIDED AS A GUIDELINE ONLY. THE CONTRACTOR SHALL OBSERVE EXISTING AND INSTALLED CONDITIONS, AND SHALL ADJUST THE CONTROLLER SCHEDULE ACCORDING TO ACTUAL FIELD CONDITIONS, USING THE PROVIDED SCHEDULE AS A BASELINE. THE CONTRACTOR IS RESPONSIBLE TO ENSURE THAT ALL PLANTED AREAS RECEIVE ADEQUATE MOISTURE, WITHOUT OVERWATERING. THIS INCLUDES MANUAL WATERING AS REQUIRED. DEPENDING ON SEASON, CONTRACTOR MAY ANTICIPATE ADJUSTING IRRIGATION SCHEDULE BY UP TO 50% DURING PLANT ESTABLISHMENT PERIOD. ALL OVERHEAD IRRIGATION SHALL BE SCHEDULED BETWEEN THE HOURS OF 8PM AND 10AM (OR AS PER LOCAL REQUIREMENTS). 11. CONTROL WIRING (SINGLE FAMILY RESIDENTIAL ONLY): CONTROL WIRING SHALL BE MINIMUM 18 AWG FOR MULTI-STRAND JACKETED DIRECT BURIAL WIRE. COMMON WIRE INSULATION SHALL BE WHITE. BUNDLED WIRE SHALL BE SIZED TO INCLUDE INCLUDE TWO SPARE CONDUCTORS. 12. WARRANTY: ALL WORK SHALL BE WARRANTIED FROM ONE YEAR OF THE DATE OF SUBSTANTIAL COMPLETION. PRIOR TO ACCEPTANCE, PROVIDE A GUARANTEE STATING THE PROJECT NAME, PROJECT LOCATION, DATE OF SUBSTANTIAL COMPLETION, INSTALLING CONTRACTOR'S NAME, CONTACT INFORMATION (PHONE, ADDRESS, EMAIL) AND LICENSE NUMBER ON COMPANY LETTERHEAD. 13. THREADED CONNECTIONS: ALL PLASTIC THREADED CONNECTIONS EXCEPT MARLEX SHALL RECEIVE THREE WRAPS "EXTRA HEAVY" OR "FULL DENSITY" TEFLON OR PTFE TAPE PRIOR TO ASSEMBLY. PLASTIC MALE THREADS SHALL NOT BE USED AND WILL BE REJECTED, EXCEPT WHEN MAKING CONNECTION TO METAL: ALL THREADED CONNECTIONS TO METAL PIPE SHALL USE PLASTIC MALE THREADS TO FEMALE METAL THREADS. 14. SLEEVES: ALL PIPING UNDER PAVED AREAS TO BE RUN IN PVC SCH. 40 SLEEVES AT LEAST TWICE THE DIAMETER OF THE PIPE BEING SLEEVED. ALL CONTROL WIRING UNDER PAVED AREAS TO BE RUN IN A SEPARATE SLEEVE, SIZED TO FACILITATE PULLING WIRE BUNDLE. SLEEVES TO EXTEND A MINIMUM OF 18" BEYOND PAVEMENT. 15. JURISDICTIONAL REQUIREMENTS AND STATEMENTS: 15.1. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES. 15.2. PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES. 15.3. CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR. 15.4. A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. 15.5. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION. 131
CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Irr.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
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LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
D
S
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A

PE A RCHITECT

DA V ID
W . C
A
MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 IRRIGATION LEGEND, NOTES, & DETAILS STAFF L2.2 IRRIGATION CONTROLLER: INTERIOR WALL MOUNT NO SCALE ELEVATION 5'-0" FROM SCREEN
TO FINISH GRADE 30" MIN. CLEAR FOR CONTROLLER ACCESS, V.I.F. ADJACENT WALL OR OBSTRUCTION LOW VOLTAGE LEADS FROM PLUG-IN TRANSFORMER (OUTLET BY OTHERS), WITHIN 6' OF CONTROLLER. IRRIGATION CONTROL WIRE: SEE IRRIGATION NOTES. SECURE TO WALL AT 4' MAX.INTERVALS CONTROLLER PER IRRIGATION LEGEND. ANCHOR TO WALL PER MANUFACTURER. A. VERIFY CONTROLLER LOCATION PRIOR TO CONSTRUCTION. CONTRACTOR SHALL COORDINATE POWER AND ROUTING OF IRRIGATION CONTROL WIRES WITH SUPERINTENDENT AND LOCAL INSPECTOR. B. ALL WIRING AND ATTACHMENT PER NEC AND APPLICABLE LOCAL REQUIREMENTS. C. TYPE OR NEATLY HAND-WRITE CONTROLER STATION ASSIGNMENTS AND SCHEDULE ON MANUFACTURER-PROVIDED INFORMATION CARD OR ON SEPARATE SHEET ATTACHED TO CONTROLLER MANUAL. LEAVE ALL PRODUCT LITERATURE WITH CONTROLLER OR AS DIRECTED BY BUILDER. NOTES 1 SHUTOFF VALVE (RESIDENTIAL) NO SCALE 2'-0" TYP.
(12" MIN.) 18" TYP. U.N.O. VARIES (PER
ARCHITECTURE) HOSE BIB (BY BUILDER) COPPER MPT ADAPTOR (TYP.) SHUT-OFF VALVE, BRASS 150PSI WOG. SEE IRRIGATION LEGEND INSTALL COPPER TEE AND LINE COPPER FPT ADAPTOR PVC STREET ELBOW, SCH. 40 IRRIGATION MAINLINE (U.N.O) A. WRAP AN/OR PAINT EXPOSED LINES AS DIRECTED BY BUILDER NOTES FINISH GRADE ADJACENT BUILDING 2 IRRIGATION TRENCHING NO SCALE AS NOTED 1. INSTALL 24-VOLT CONTROL WIRING ADJACENT TO PRESSURE MAINLINE, MAX. 3-INCHES ABOVE AND TO THE SIDE OF MAINLINE. 2. PROVIDE EXPANSION LOOP IN WIRE BUNDLES AT ALL CHANGES IN DIRECTION (45°, 90°, CORNERS, ETC.) 3. PVC PIPE SHALL NOT BE BENT INSIDE TRENCH TO A POINT WHERE THERE IS STRESS ON GLUED FITTINGS. 4. NO STACKING OF PIPES ALLOWED, OR MORE THAN THREE PIPES IN CONJOINED TRENCHES. 5. COMPACT TRENCHES TO 85% IN PLANTED AREAS, 95% IN PAVED AREAS. SETTLEMENT SHALL BE EVIDENCE OF INSUFFICIENT COMPACTION AND SHALL BE REPAIRED AT NO ADDITIONAL COST TO OWNER. 6. EXTEND SLEEVING MIN. 12" BEYOND PAVING 7. ONE LINE/PIPE PER SLEEVE, SEP. SLEEVE FOR WIRING 8. INSTALL (1) EXTRA SLEEVE AT EACH SLEEVED LOCATION, SAME DIAMETER AS LARGEST SLEEVE. 10' NOTES SECTION IN PLANTED AREAS SECTION IN PAVED AREAS 12" 6" MAINLINE 2" DEPTH CLEAN BACKFILL ON AN EVEN, ROCK AND CLOD FREE SURFACE LATERAL WIDTH AS REQ'D. FINISH GRADE CONTROL WIRING 24" MAINLINE IN SLEEVE LATERAL IN SLEEVE FINISH GRADE CONTROL WIRING 2" MIN. SAND BEDDING EXTENDING AT LEAST 2" BELOW AND 4" ABOVE SLEEVES PLAN TAPE AND BUNDLE CONTROL WIRING AT 10' MAX. INTERVALS AND AT JOINTS SNAKE PIPE IN TRENCHES 3 IRRIGATION LATERAL FINISH GRADE
MIN. 6" ABOVE LOWEST EMITTER
OR AS REQUIRED BY LOCAL CODE IRRIGATION MAINLINE FROM MANIFOLD. SCH. 80 RISERS A. LOCATE VALVES IN PLANTING AREAS, ADJACENT WALLS OR VERTICAL WORK. ALIGN ALL VALVES, LEAVING ROOM FOR SERVICE INCLUDING FILTER REMOVAL. B. ALL THREADED CONNECTIONS SHALL RECEIVE 3 WRAPS TEFLON TAPE. ALL THREADED RISERS AND NIPPLES SHALL BE SCHEDULE 80. C. MINIMUM MAINLINE AND RISER SIZE SHALL BE 1" DIA. D. INSTALL VALVES ON MANIFOLD, MIN. 8" SEPARATION. ALL VALVES SHALL BE ON TEES, WITH THE MAINLINE EXTENDED MIN. 12" FROM THE LAST VALVE AND CAPPED FOR FUTURE EXPANSION. NOTES ANTI-SIPHON VALVE PER IRRIGATION LEGEND. FOR DRIP ZONES: INSTALL WYE FILTER. FOR INLET PRESSURES OVER 40PSI, USE PRESSURE- REDUCING FILTER OR SEPARATE PRESSURE REDUCER. CONTROL WIRING, SECURE TO RISER WITH MIN. (2) NYLON UV-RESISTANT ZIP-TIES WATER-PROOF WIRE CONNECTORS VALVE TAG INDICATING STATION NUMBER REMOTE CONTROL VALVE: RESIDENTIAL 4 NO SCALE NOTES A. INSTALL PER MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. B. PLACE STAKES EVERY THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY. C. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE STAKES ON EACH LEG OF THE CHANGE OF DIRECTION.

DEPTH OF LATERAL PER LOCAL

JURISDICTIONAL REQUIREMENTS, OR
AS SHOWN IN TRENCHING DETAILS AT-GRADE DRIP: LATERAL CONNECTION NO SCALE LATERAL LINE AND FITTINGS THREADED TEE X BARB FITTING BARBED FITTINGS HEADER, DRIP LINE OR PVC, AS INDICATED. GALVANIZED WIRE STAKE, 12" MIN. BLANK DRIPLINE TUBING AMENDED SOIL AT PLANTER AREAS FINISH GRADE MULCH DRIP DISTRIBUTION TUBE 5 NOTES A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. B. LENGTH OF LONGEST DRIPLINE LATERAL SHALL NOT EXCEED THE MANUFACTURER'S RECOMMENDED MAXIMUM. C. FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT. VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL VALVES AS REQUIRED. D. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROL VALVE IF REQUIRED. PVC EXHAUST HEADER, 1/2 LINE SPACING TYP. AT ENDS PVC SUPPLY MANIFOLD (LATERAL FROM VALVE) DRIPLINE CONNECTIONS TO LATERAL BELOW GRADE, TYP. BLANK DRIPLINE HEADER FOR AIR RELIEF VALVE. PERIMETER OF IRRIGATED AREA FLUSH VALVE AT LOW POINT OF HEADER(S) FV FV AT-GRADE DRIPLINE: CENTER FEED 6 NO SCALE AT-GRADE DRIPLINE: END FEED NO SCALE NOTES A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. B. LENGTH OF LONGEST DRIPLINE SHALL NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH. C. FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT(S). VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL VALVES AS REQUIRED. D. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROL VALVE IF REQUIRED. 1/2 LINE SPACING BLANK DRIPLINE HEADER FOR AIR RELIEF VALVE. PERIMETER OF IRRIGATED AREA FLUSH VALVE AT LOW POINT OF HEADER FV PVC SUPPLY MANIFOLD (LATERAL FROM VALVE) DRIPLINE CONNECTION TO LATERAL BELOW GRADE, TYP. PVC EXHAUST HEADER, TYP. AT ENDS 7 DRIPLINE: FLUSH VALVE NO SCALE STANDARD BRICK, TYPICAL (MIN. 2) VALVE BOX PER SPECIFICATIONS, 8" ROUND U.N.O. AMENDED SOIL IN PLANTER AREAS FINISH GRADE 1" IN PLANTER AREAS, FLUSH IN TURF ADAPTER, BARB X FEMALE THREAD, OR AS REQUIRED. FLUSH VALVE PER LEGEND BLANK DRIPLINE, LEAVE 18" MIN. COIL FOR ACCESS. A. LOCATE FLUSH VALVE AT END OF EACH DISTRIBUTION TUBING RUN, WHETHER SHOWN ON PLAN OR NOT. 6" MIN. DEPTH 3/4" CRUSHED GRAVEL NOTES SECURELY BLOCK OPENINGS 10 A. APPLY THREE WRAPS TEFLON TAPE TO ALL THREADED CONNECTIONS EXCEPT MARLEX. B. FLEXIBLE RISER SHALL BE PRE-MANUFACTURED THICK-WALL HDPE WITH MPT ADAPTERS, LENGTH AS REQUIRED TO ALLOW MOVEMENT IN THREE DIRECTIONS. POP-UP HEAD NO SCALE MIN. 2", MAX. 3" CLR. OF EDGES LATERAL LINE PER IRRIGATION LEGEND AND PLANS POP-UP BODY AND NOZZLE PER IRRIGATION LEGEND SET HEAD FLUSH IN TURF, 1" ABOVE FINISH GRADE IN PLANTER AREAS. ADJACENT PAVING, CURB, OR EDGE NOTES: SCH. 80 NIPPLE FLEXIBLE RISER, SEE NOTES 12 A. DISTANCE BETWEEN LATERAL ROWS AND RINGS AT TREE SHALL BE EQUAL, AND PER IRRIGATION LEGEND. B. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM LENGTH RECOMMENDED BY THE MANUFACTURER. C. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY. INSTALL MINIMUM TWO RINGS AT ALL TREES. 36" BOX AND GREATER TO RECEIVE 3 RINGS PVC HEADER BELOW GRADE NOTES AT-GRADE DRIPLINE: LAYOUT AT TREES NO SCALE BARBED FITTINGS, TYPICAL. DRIPLINE AT SPACING SPECIFIED ON PLAN ROOTBALL GALV. WIRE STAKES PER NOTES 9 SUBSURFACE DRIPLINE: SLOPED LAYOUT NO SCALE A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. DISTANCE BETWEEN LATERAL ROWS FOR BOTTOM 1/3 OF SLOPE TO BE SPACED 1.5X GREATER THAN REGULAR SPACING. B. LENGTH OF LONGEST DRIPLINE SHALL NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH. AIR RELIEF VALVE TO BE INSTALLED AT EACH LOCALIZED HIGH POINT. VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL AIR RELIEF VALVES AS REQUIRED TO AVOID TRAPPED AIR POCKETS. C. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCER(S) AT THE REMOTE CONTROL VALVE IF REQUIRED. BOTTOM 1/3 OF SLOPE TOP 2/3 OF SLOPE AIR RELIEF VALVE AT LOCALIZED HIGH POINTS, VERIFY LOCATIONS IN FIELD. INSTALL ON DRIPLINE HEADER. SUPPLY HEADER FROM REMOTE CONTROL VALVE FLUSH VALVE AT LOW POINT OF EXHAUST HEADER PVC HEADER, TYPICAL (SHOWN AT SAME ELEVATION AS DRIPLINE FOR GRAPHIC CLARITY ONLY) NOTES 8 FLEX-RISER EMITTER/BUBBLER NO SCALE SECTION 3" MIN. PRE-MANUFACTURED RISER, THICK WALL FLEXIBLE PVC (3/8" MIN. DIAMETER) WITH 1/2" MPT ENDS MARLEX MPT X BARB EL. TEE, OUTLET SIDEWAYS LATERAL LINE BUBBLER OR EMITTER PER IRRIGATION LEGEND SCREEN WITH INTEGRAL CHECK VALVE IF SPECIFIED FINISH GRADE PRIOR TO MULCH 11 132
CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Irr.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044 STA TE OF CA LIFORN Renewal Date: IA 09/30/22 L CI ENSED LA NDSCA PE A RCHITECTDA V ID W . CA MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 IRRIGATION SUPPORT STAFF L2.3 IRRIGATION SCHEDULE ( INCLUDES FUTURE SITE BUILDOUT) 133

FOLGER DRIVE

WM WM SS A/C A/C WM
1 3
4 5
6 13 PROPERTY LINE, TYP. PROPERTY LINE, TYP. PROPERTY LINE, TYP. 3" BARK MULCH IN ALL PLANTER AREAS 3" BARK MULCH IN ALL PLANTER AREAS, TYP. 3" BARK MULCH IN ALL PLANTER AREAS, TYP. 1 3
4 5
6 1 GAL. DIE VAR (5) 15 GAL. POD MAK (10) 15 GAL. (2) LEU SAF 1 GAL. (3) ROS BA5 5 GAL. (4) DIS BLD 1 GAL. (4) ROS HUN SOD (392 sf) TUR N22 24" BOX (3) PRU KWA 5 GAL. (10) AGA BL2 1 GAL. DIA LIT (8) 5 GAL. AGA ATT (4) 5 GAL. ALO STR (3) 15 GAL. YUC ROS (4) 7 GAL. YUC COL (7) 24" BOX QUE CAT (1) SOD TUR N22 (219 sf) 5 GAL. DIS BLD (6) 15 GAL. ACA CIT (12) 5 GAL. DIS BLD (5) 15 GAL. (3) ACA CIT 5 GAL. (3) CIT ESP 4" POT (21) THY LEM 5 GAL. AGA BLF (7) 1 GAL. DIA LIT (11) SOD (110 sf) TUR N22 5 GAL. (8) ALO STR 1 GAL. DIA LI3 (3) 5 GAL. NAN LMN (2) 1 GAL. DIE VAR (5) 1 GAL. ROS HUN (41) 1 GAL. (4) DIE VAR 1 GAL. DIE NOL (8) 13 FUTURE PLANTING SHOWN FOR REFERENCE ONLY 3" BARK MULCH PLANTER AREAS, TYP. 4" POT THY LEM (8) 15 GAL. (1) PHI SEL 1 GAL. (6) ARC MAN 5 GAL. (2) ALO STR 15 GAL. (1) PHI SEL 1 GAL. (8) ARC MAN1 GAL. DIA LIT (29) 5 GAL. ALO STR (5) 1 GAL. DIE VAR (8) 5 GAL. NAN LMN (4) 5 GAL. FIC PUM (12) 5 GAL. (2) ALO STR5 GAL. LEU HYB (3) 1 GAL. CHO TEC (3) 15 GAL. LEU SAF (2) 5 GAL. AGA BLF (8) 15 GAL. POD MAK (6) 1 GAL. (1) CHO TEC 8 910 CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Plt.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
C
A
LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
D
S
C
A

PE A RCHITECT

DA V ID
W . C
A
MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 PLANTING PLAN STAFF L3.1 N 0' 10' 20' 1" = 10' DATE 05/03/22 I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE. I HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE. SEE SHEET L3.2 FOR PLANTING LEGEND AND L3.3 FOR DETAILS 1. SITE ACCEPTANCE: THE CONTRACTOR SHALL OBSERVE THE SITE AND VERIFY THAT ROUGH GRADING AND ALL OTHER WORK HAS BEEN COMPLETED TO THE CONTRACTOR'S SATISFACTION. ANY PREVIOUS WORK THAT IS NOT COMPLETE SHALL BE BROUGHT TO THE OWNER'S OR LANDSCAPE ARCHITECT'S ATTENTION IN WRITING. BEGINNING WORK CONSTITUTES ACCEPTANCE OF THE SITE. 2. SITE PREPARATION: ALL EXISTING VEGETATION SHALL BE REMOVED (CLEAR AND GRUB). PRIOR TO ROUGH GRADING OPERATIONS, PRESERVE ALL TOPSOIL BY STOCKPILING ON SITE. TOPSOIL SHALL BE REPLACED IN PLANTING AREAS TO ACHIEVE FINAL FINISH GRADES. FOR PLANTERS IN LIME-TREATED AREAS, REMOVE AND DISPOSE OF EXISTING SOIL TO A DEPTH OF 24" THROUGHOUT THE ENTIRE PLANTER, AND REPLACE WITH CLEAN TOPSOIL. 3. POSITIVE DRAINAGE: ENSURE POSITIVE DRAINAGE IN ALL LANDSCAPE AREAS, AND SHALL ADJUST ELEVATIONS AS REQUIRED. MINIMUM SLOPE IN TURF AREAS SHALL BE 0.5% TO OUTLET, MINIMUM SLOPE IN PLANTED AREAS SHALL BE 1.0%. 4. EXPLANATION OF DRAWINGS: PLANTING INTENT IS TO COMPLETELY FILL ALL PLANTING AREAS, UNLESS SPECIFICALLY NOTED OTHERWISE. QUANTITIES, (IF SHOWN) ARE FOR CONTRACTOR'S CONVENIENCE ONLY, AND SHALL NOT RELIEVE THE CONTRACTOR OF THE OBLIGATION TO INSTALL PLANTS TO MEET THIS INTENT. PLANTING DETAILS ARE CONSIDERED TYPICAL AND ALL WORK SHALL CONFORM TO THESE DETAILS. 5. SUBSTITUTIONS: IN THE EVENT ANY PLANT MATERIAL SPECIFIED IS NOT AVAILABLE, CONTRACTOR SHALL SUBMIT PROPOSED SUBSTITUTION IMMEDIATELY TO LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO DETERMINE THE SUITABILITY OF ANY PROPOSED SUBSTITUTION. SUBSTITUTIONS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. 6. PLANTING PIT DRAINAGE: EXCAVATED PLANTING PITS SHALL HAVE POSITIVE DRAINAGE. PLANT PITS WHEN FULLY FLOODED WITH WATER SHALL DRAIN WITHIN 2 HOURS OF FILLING. IF PLANTING PITS DO NOT DRAIN, OTHER MEASURES, INCLUDING A 1' DIAMETER X 8' DEEP AUGURED HOLE BACKFILLED WITH CRUSHED DRAIN ROCK, WILL BE REQUIRED. 7. PLANT MATERIAL: ALL PLANT MATERIAL SHALL COMPLY WITH ANSI Z60.1 “STANDARD FOR NURSERY STOCK,” NOTES AND DETAILS ON THE DRAWINGS. UNLESS OTHERWISE NOTED MINIMUM PLANT SIZES SHALL BE AS FOLLOWS. EVERGREEN SHRUBS (EXCEPT DWARF VARIETIES): 9" H. X 8" W. FOR 1-GALLON (#1); 15" H. X 12" W. FOR 5-GALLON (#5); AND 30" H. X 24" W. FOR 15-GALLON (#15). SINGLE TRUNK TREES: 5' H. W/ 1" CALIPER FOR 15-GALLON (#15); 8' H. W/ 2" CALIPER FOR 24" BOX (#25). CONTRACTOR SHALL SUBMIT PHOTOS OF ALL TREES 36" AND ABOVE FOR LANDSCAPE ARCHITECT'S APPROVAL PRIOR TO PURCHASE OR DELIVERY. APPROVAL OF PHOTOS DOES NOT PRECLUDE ON-SITE REJECTION OF UNSUITABLE PLANT MATERIAL. 8. SITE CLEANLINESS: THE CONTRACTOR IS RESPONSIBLE TO KEEP THE SITE CLEAN, FOR SOIL EROSION CONTROL MEASURES, AND FOR ANY OTHER GENERAL REQUIREMENTS. SHOULD EXISTING CONDITIONS REQUIRE MITIGATION, THE CONTRACTOR SHALL ALERT THE OWNER OR LANDSCAPE ARCHITECT PRIOR TO PERFORMING WORK. 9. UNDERGROUND UTILITIES: THE CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES PRIOR TO BEGINNING WORK. CALL C.G.A. (811) TO LOCATE EXISTING UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OR REPLACEMENT OF ANY DAMAGED UTILITIES, TO THE SATISFACTORY OF THE OWNER AND GOVERNING AGENCY AT NO COST TO THE OWNER OR INCREASE IN BID AMOUNT. 10. BARK MULCH: A 3” LAYER OF 'WALK-ON' BARK MULCH SHALL BE INSTALLED IN ALL PLANTING BEDS. CONTRACTOR SHALL SUBMIT A MULCH SAMPLE PRIOR TO ORDER. APPLY PRE-EMERGENT PRIOR TO PLACING MULCH. IF MAINTENANCE PERIOD EXTENDS PAST 60 CALENDAR DAYS FROM APPLICATION, APPLY AGAIN PER MANUFACTURER'S INSTRUCTIONS. 11. SOIL FERTILITY ANALYSIS AND AMENDMENT: THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A SOIL SAMPLE AND LABORATORY SOIL FERTILITY ANALYSIS FOR EACH 10,000SF OF PLANTED AREA, AND FOR ALL SOURCES OF IMPORT (IF APPLICABLE). SUBMIT ANALYSIS TO LANDSCAPE ARCHITECT FOR REVIEW, AND DOCUMENTATION OF AMENDMENT FOR COMPLIANCE WITH WATER EFFICIENT LANDSCAPE ORDINANCE. ALL PLANTING AREAS, INCLUDING PLANTING PITS, SHALL BE AMENDED PER THE SOILS REPORT, AND PER LOCAL ORDINANCE. IN ADDITION, BACKFILL FOR ALL SUCCULENTS SHALL BE 50% CLEAN WASHED SAND. 12. MAINTENANCE PERIOD: SHALL BE A MINIMUM OF 60 CALENDAR DAYS. ANY PLANT THAT HAS BEEN REPLACED DURING THE MAINTENANCE PERIOD SHALL BE SUBJECT TO AN ADDITIONAL 60 DAYS FROM THE DATE OF REPLACEMENT. ANY DAY OF IMPROPER MAINTENANCE, AS DETERMINED BY THE LANDSCAPE ARCHITECT OR LOCAL JURISDICTION, SHALL NOT COUNT TOWARD THE MAINTENANCE PERIOD. 13. ROOT CONTROL BARRIERS: WHERE STREET TREES ARE WITHIN 3 FEET OF THE SIDEWALK OR CURB, PROVIDE A ROOT CONTROL BARRIER PANEL ALONG THE FACE OF SIDEWALK/CURB. PANELS SHALL BE 12” DEEP ALONG SIDEWALKS, AND 18” DEEP ALONG CURBS. CENTER PANELS AT EACH TREE AND EXTEND 10' IN EACH DIRECTION. 14. UTILITY CLEARANCE: NO TREES SHALL BE PLANTED WITHIN 5' OF WATER AND SANITARY SEWER LINES. NO TREES SHALL BE PLANTED UNDER EXISTING OR FUTURE OVERHEAD POWERLINES, AND ALL REQUIRED CLEARANCES SHALL BE MAINTAINED. ALL PLANTING EXCEPT LOW-GROWING GROUNDCOVER SHALL BE 3' CLEAR OF ALL FIRE APPURTENANCES PER NFPA 18.5.7 15. WORK IN RIGHT-OF-WAY: ALL WORK WITHIN THE RIGHT OF WAY OR TO BE MAINTAINED BY THE LOCAL AGENCY SHALL BE INSTALLED PER THE LATEST EDITION OF THE AGENCY CONSTRUCTION STANDARDS, AND ALL OTHER AGENCY REQUIREMENTS. 16. TURF INSTALLATION: CONTRACTOR SHALL PLACE AND ESTABLISH SOD IN ALL AREAS AS DELINEATED ON THE PLANS AS FOLLOWS. 16.1. REMOVE ALL ROCKS AND OTHER DELETERIOUS MATERIAL GREATER THAN 3/4" IN DIAMETER. ESTABLISH SMOOTH GRADES, WITH NO PONDING. ENSURE ADEQUATE SOIL COMPACTION TO AVOID SETTLEMENT, WITHOUT EXCEEDING 85% RELATIVE DENSITY. SUBSEQUENT SETTLEMENT SHALL BE CLEAR EVIDENCE OF INADEQUATE COMPACTION. 16.2. WITHIN 24 TO 48 HOUR OF SODDING, MOISTEN AREA TO BE SODDED TO A DEPTH OF AT LEAST 6", AND MAINTAIN MOISTURE UNTIL SODDING. DO NOT ALLOW SOIL TO BE COME SATURATED. 16.3. APPLY A STARTER FERTILIZER PRIOR TO LAYING SOD. 16.4. INSTALL SOD WITHIN 12 HOURS OF DELIVERY. DO NOT ALLOW SOD TO SIT IN DIRECT SUNLIGHT OR TO DRY OUT. 16.5. STARTING AT A STRAIGHT EDGE, LAY SOD IN STAGGERED ROWS, OFFSETTING JOINTS A MINIMUM OF 2 FEET. 16.6. AFTER LAYING, ROLL SOD WITH A LIGHT-WEIGHT WATER-DRUM ROLLER (APPROXIMATELY 50 LBS), AND ENSURE FULL CONTACT WITH SOIL. WATER AS SOON AS POSSIBLE, AND IN ALL CASES, WITHIN 1 HOUR AFTER LAYING. PLANTING NOTES TREE PROTECTION CHART WATER USE CALCULATIONS (INCLUDES FUTURE SITE BUILDOUT) 134
CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Plt.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
C
A
LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
D
S
C
A

PE A RCHITECT

DA V ID
W . C
A
MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 PLANTING LEGEND AND SUPPORT STAFF L3.2 TREES CODE BOTANICAL / COMMON NAME CONT QTY REMARKS PRU KWA PRUNUS SP. / JAPANESE FLOWERING CHERRY 24" BOX 3 WUCOLS (L). 20 - 30 (H/W), SPECIES BY OWNER QUE CAT QUERCUS VIRGINIANA `SDLN` TM / CATHEDRAL LIVE OAK 24" BOX 1 WUCOLS (L). 40 - 80 (H) X 25 - 40 (W) SHRUBS CODE BOTANICAL / COMMON NAME CONT QTY REMARKS ACA CIT ACACIA COGNATA `ACCOG01` / COUSIN ITT LITTLE RIVER WATTLE 15 GAL. 15 WUCOLS (L), 2`-3` (H) X 4`-6` (W) AGA ATT AGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL. 4 WUCOLS (L) 5` X 5` (H/W) AGA BLF AGAVE X `BLUE FLAME` / BLUE FLAME AGAVE 5 GAL. 15 WUCOLS (L), (H/W) 2.5`-3` AGA BL2 AGAVE X `BLUE GLOW` / BLUE GLOW AGAVE 5 GAL. 10 WUCOLS (L), (H) 2` X (W) 3` ALO STR ALOE STRIATA / CORAL ALOE 5 GAL. 20 WUCOLS (L), 3` (H/W) CHO TEC CHONDROPETALUM TECTORUM / CAPE RUSH 1 GAL. 4 WUCOLS (L). 2 - 3` (H/W) CIT ESP CITRUS SP. / (ESPALLIER) VARIETIES: IMPROV 5 GAL. 3 WUCOLS (M), 6' (W) X 5' (H) DIA LIT DIANELLA CAERULEA `DCMP01` TM / LITTLE BECCA FLAX LILY 1 GAL. 48 WUCOLS(M), 2` (H) X 1-1/2` (W) DIA LI3 DIANELLA REVOLUTA `LITTLE REV` / LITTLE REV FLAX LILY 1 GAL. 3 WUCOLS (M), 2`-3` (H) X 1`-2` (W) DIE VAR DIETES GRANDIFLORA 'VARIEGATA' / STRIPED FORTNIGHT LILY 1 GAL. 22 WUCOLS (L), 3-4' (H) X 2'-3' (W) DIE NOL DIETES X `NOLA ALBA` TM / KATRINA AFRICAN IRIS 1 GAL. 8 WUCOLS (L), 3` DIS BLD DISTYLIUM X `BLDY01` TM / JEWEL BOX DISTYLIUM 5 GAL. 15 WUCOLS (UNK), 2`-3` (H) X 3`-5` (W) FIC PUM FICUS PUMILA / CREEPING FIG 5 GAL. 12 WUCOLS (M), LEU SAF LEUCADENDRON X `SAFARI SUNSET` / CONEBUSH 15 GAL. 4 WUCOSL (L), 8`-10` (H) X 6`-8` (W) LEU HYB LEUCADENDRON X 'JESTER' / JESTER CONEBUSH 5 GAL. 3 WUCOLS (L), 4' (H/W) NAN LMN NANDINA DOMESTICA `LEMON LIME` / LEMON LIME HEAVENLY BAMBOO 5 GAL. 6 WUCOLS (L), 3`-4` (H/W) PHI SEL PHILODENDRON SELLOUM / TREE PHILODENDRON 15 GAL. 2 WUCOLS (M), 6`-10` (H/W) POD MAK PODOCARPUS MACROPHYLLUS MAKI / SHRUBBY YEW 15 GAL. 16 WUCOLS (L). 10` - 15` (H) X 2` - 4` (W) ROS BA5 ROSMARINUS OFFICINALIS `BARBEQUE` / ROSEMARY 1 GAL. 3 WUCOLS (L). 3` - 4` (H) X 2` - 3` (W) YUC COL YUCCA FILAMENTOSA `COLOR GUARD` / ADAM`S NEEDLE 7 GAL. 7 WUCOLS (L), 3' (H/W) YUC ROS YUCCA ROSTRATA / BEAKED YUCCA 15 GAL. 4 WUCOLS (L), 12' (H) X 6'-8' (W) GROUND COVERS CODE BOTANICAL / COMMON NAME CONT SPACING QTY REMARKS ARC MAN ARCTOSTAPHYLOS X `EMERALD CARPET` / EMERALD CARPET MANZANITA 1 GAL. 36" o.c. 14 WUCOLS (L), 10"-16" (H) X 3'-6' (W) ROS HUN ROSMARINUS OFF. `HUNTINGTON CARPET` / PROSTRATE ROSEMARY 1 GAL. 36" o.c. 45 WUCOLS (L), 1'-2' (H) X 4'-8' (W) THY LEM THYMUS X CITRIODORUS / LEMON THYME 4" POT 18" o.c. 29 WUCOLS (L), 6"-10" (H) X 12" (W) TUR N22 TURF SOD NO-MOW / NO-MOW FESCUE MIX SOD 721 SF WUCOLS (M) PLANT LEGEND 135
CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Plt.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
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A
LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
D
S
C
A

PE A RCHITECT

DA V ID
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MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 PLANTING DETAILS STAFF L3.3 PLANTING AREA SOIL PREPARATION NO SCALE SECTION 18 - 24" SEE EDGE CONDITION DETAIL FOR FINAL FINISH GRADE AT ADJACENT SURFACES APPLY COMPOST AND REQUIRED AMENDMENTS PER SOILS REPORT PRIOR TO TILLING. TILL TOP 8" (MIN.) IN ALL PLANTING AREAS PROPOSED FINISH GRADE AFTER SETTLING COMPACTION SHALL NOT EXCEED 85% R.D. IN PLANTING AREAS. REPORT COMPACTION IN EXCESS OF 85% TO THE OWNER/BUILDER PRIOR TO PROCEEDING WITH THE WORK. 1 ACCEPTABLE REJECTABLE STRUCTURAL ROOTS PRIMARILY GROW TO ONE SIDE. STRUCTURAL ROOTS MISSING FROM ONE SIDE, AND/OR GROW TANGENT TO TRUNK. STRUCTURAL ROOTS CIRCLE INTERIOR OF ROOT BALL. NO STRUCTURAL ROOTS ARE HORIZONTAL AND REACH THE ROOT BALL PERIPHERY NEAR THE TOP OF THE ROOT BALL. STRUCTURAL ROOTS DESCEND INTO ROOT BALL INTERIOR. NO STRUCTURAL ROOTS ARE HORIZONTAL AND REACH THE ROOT BALL PERIPHERY NEAR THE TOP OF THE ROOT BALL. ROOTS RADIATE FROM TRUNK AND REACH SIDE OF ROOT BALL WITHOUT DEFLECTING DOWN OR AROUND. A. OBSERVATIONS OF ROOTS SHALL OCCUR PRIOR TO ACCEPTANCE. ROOTS AND SUBSTRATE MAY BE REMOVED DURING THE OBSERVATION PROCESS; SUBSTRATE/SOIL SHALL BE REPLACED AFTER OBSERVATION HAS BEEN COMPLETED. B. SMALL ROOTS (1/4" OR LESS) THAT GROW AROUND, UP, OR DOWN THE ROOT BALL PERIPHERY ARE CONSIDERED A NORMAL CONDITION IN CONTAINER PRODUCTION AND ARE ACCEPTABLE HOWEVER THEY SHOULD BE ELIMINATED AT THE TIME OF PLANTING. ROOTS ON THE PERIPHERY MAY BE REMOVED AT THE TIME OF PLANTING. C. SEE SPECIFICATIONS FOR OBSERVATION PROCESS AND REQUIREMENTS. ONLY ABSORBING ROOTS REACH THE PERIPHERY NEAR THE TOP OF THE ROOT BALL. STRUCTURAL ROOTS MOSTLY WRAP OR ARE DEFLECTED ON THE ROOT BALL INTERIOR. THE POINT WHERE TOP-MOST ROOT(S) EMERGES FROM THE TRUNK (ROOT COLLAR) SHOULD BE WITHIN THE TOP 2" OF SUBSTRATE. THE ROOT COLLAR AND THE ROOT BALL INTERIOR SHOULD BE FREE OF DEFECTS INCLUDING CIRCLING, KINKED, ASCENDING, AND STEM GIRDLING ROOTS. STRUCTURAL ROOTS SHALL REACH THE PERIPHERY NEAR THE TOP OF THE ROOT BALL. STRUCTURAL ROOTS CIRCLE AND DO NOT RADIATE FROM THE TRUNK. 0-2" NOTES ABSORBING ROOTS STRUCTURAL ROOTS ROOTS GROWING TANGENT TO TRUNK ROOT COLLAR TOP OF ROOT BALL LEVEL AT WHICH TOP-POST ROOT EMERGES FROM TRUNK ROOT BALL PERIPHERY STRUCTURAL ROOT ROOT STRUCTURE: CONTAINERIZED PLANTS NO SCALE AS NOTED 3 EXAMPLES
A B ASPECT RATIO 2.50" 1.80" 0.72 2.0" 2.0" 1.0 2.50" 2.0" 0.80 4.0" 3.0" 0.75

A EXAMPLES
A B ASPECT RATIO 1.50" 0.50" 0.33 2.50" 0.90" 0.36 2.0" 1.00" 0.50 2.50" 1.60" 0.64 ASPECT RATIO OF B:A IS GREATER THAN OR EQUAL TO 0.66 AS MEASURED 1" ABOVE THE TOP OF THE BRANCH UNION. A. ASPECT RATIO SHALL BE LESS THAN 0.66 ON ALL BRANCH UNIONS. ASPECT RATIO IS THE DIAMETER OF BRANCH (B) DIVIDED BY THE DIAMETER OF THE TRUNK (A) AS MEASURED 1" ABOVE THE TOP OF THE BRANCH UNION. B. ANY TREE NOT MEETING THESE REQUIREMENTS MAY BE REJECTED, EXCEPTING THOSE NOTED AS "MULTI-TRUNKED" ONE CENTRAL LEADER (NO CO-DOMINANCE) ASPECT RATIO IS LESS THAN .66 MULTIPLE CO-LEADERS ASPECT RATIO IS GREATER THAN .66 NOTES A
B
A
B
A

B TREE BRANCHING STRUCTURE NO SCALE AS NOTED
A
B B
B ASPECT RATIO OF B:A IS GREATER THAN OR EQUAL TO 0.66 AS MEASURED 1" ABOVE THE TOP OF THE BRANCH UNION. ACCEPTABLE REJECTABLE 4 NOTES A. PROVIDE POSITIVE DRAINAGE TO OUTLET IN ALL PLANTED AREAS. DO NOT ALLOW SURFACE DRAINAGE ONTO WALKWAYS, DRIVEWAYS, OR OTHER HARDSCAPE, OR SURFACE DRAINAGE TOWARD OR AGAINST STRUCTURES. PLANTED AREAS SODDED OR SEEDED AREAS SLOPE TO FULL DEPTH OF MULCH WITHIN 12" OF EDGE DEPTH
OF MULCH 1/4" TO 1/2" ADJACENT HARDSCAPE, HEADER, OR OTHER OBJECT FINISH GRADE BEFORE MULCH TOP OF MULCH AMENDED AND PREPARED SOIL 1" PLANTED AREA EDGE CONDITION AT HARDSCAPE NO SCALE SECTION 2 SOIL BERM, 3-4" HIGH X 6-8" WIDE, OUTSIDE PLANTINGPIT AMENDED SOIL IN PLANTING PIT AND SURROUNDING PLANTER AREAS A. MULCH MIN. 3" DEPTH, KEEP 6" FROM TRUNK. B. PLANTING PIT DIAMETER MIN. 2X DIAMETER OF CONTAINER. C. FERTILIZER TABLETS SHALL BE 21 GRAM, SLOW-RELEASE, QUANTITY AS FOLLOWS: 1 GALLON: 1 TABLET 2 GALLON: 2 TABLETS 5 GALLON: 3 TABLETS 15 GALLON: 6 TABLETS NOTES FERTILIZER TABLETS, MIN. 4" FROM ROOTBALL, 6" DEEP, EVENLY DISTRIBUTED ROOTBALL, REST ON PLINTH OF UNDISTURBED SUBGRADE OR COMPACTED SOIL. SHRUB PLANTING NO SCALE SECTION 6 A. "D" IS ON-CENTER SPACING PER PLANTING LEGEND B. GROUNDCOVER SHALL BE EQUILATERALLY SPACED UNLESS NOTED OTHERWISE. C. MULCH MIN. 3" DEPTH, KEEP 3" FROM TRUNK. D. FERTILIZER TABLETS SHALL BE 21 GRAM, SLOW-RELEASE, QUANTITY: 1 GALLON: 1 TABLET 2 GALLON: 2 TABLETS NOTES FERTILIZER TABLETS, MIN. 4" FROM ROOTBALL, 4" DEEP, DISTRIBUTE EVENLY ROOTBALL PLANTED IN AMENDED SOIL.

D
D/2 + 12"
D/2
D
D AMENDED SOIL IN PLANTING PIT AND SURROUNDING PLANTER AREAS DRIPLINE OF ADJACENT SHRUBS, AS PLANTED. PLAN LIMIT OF PLANTING AREA PER PLAN SECTION GROUNDCOVER PLANTING NO SCALE SECTION 7 VINYL TREE TIE, BLACK, UV-RESISTANT, MIN. 24" LONG. INSTALL WITH SLACK TO ALLOW FLEXIBILITY. SECURE W/ GALVANIZED NAIL. 2" DIA. X 10' LODGEPOLE STAKES. KEEP CLEAR OF ROOT BALL. CUT STAKES TO KEEP CLEAR OF LOWEST BRANCHES. 1 X 4 REDWOOD BRACE, CLEAR OF TRUNK. MIN. 1' FROM FINISH GRADE ROOTBALL, REST ON PLINTH OF UNDISTURBED SUBGRADE OR COMPACTED SOIL. A. MULCH MIN. 3" DEPTH, KEEP 6" FROM TRUNK. B. PLANTING PIT DIAMETER MIN. 2X DIAMETER OF CONTAINER. C. FERTILIZER TABLETS SHALL BE 21 GRAM, SLOW-RELEASE, QUANTITY AS FOLLOWS: 15 GALLON: 8 TABLETS 24" BOX: 16 TABLETS 36" BOX: 20 TABLETS 48" BOX: 32 TABLETS NOTES 4'-0" MIN. FERTILIZER TABLETS, MIN. 4" FROM ROOTBALL, 6" DEEP, EVENLY DISTRIBUTED SOIL BERM, 4-6" HIGH X 8-10" WIDE, OUTSIDE PLANTING PIT (OMIT IN SODDED AREAS) AMENDED SOIL IN PLANTING PIT AND SURROUNDING PLANTER AREAS TREE PLANTING: STANDARD UP TO 36" BOX NO SCALE SECTION 5 136

FOLGER DRIVE
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WM WM SS A/C A/C WM
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8 910 CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Plt.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044

STA TE OF
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LIFORN Renewal Date:

IA 09/30/22

L CI ENSED LA N
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PE A RCHITECT

DA V ID
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MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 TREE PROTECTION PLAN STAFF L3.4 N 0' 10' 20' 1" = 10' DATE 05/03/22 I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE. I HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE. TREE PROTECTION CHART NOTES: 1. REFER TO THE ARBORIST REPORT "TREE INVENTORY, CONSTRUCTION IMPACT ASSESSMENT AND TREE PROTECTION PLAN 1513 FOLGER DRIVE, BELMONT, CALIFORNIA " PREPARED BY CALIFORNIA TREE AND LANDSCAPE CONSULTING, INC. DATED APRIL 23, 2021 FOR FULL DETAILS. 2. TREES AND SHRUBS NOT IDENTIFIED WITHIN THE REPORT, BUT AS PART OF THE TOPOGRAPHICAL SURVEY, ARE INCLUDED FOR REFERENCE ONLY. 3. PROTECT ALL EXISTING ITEMS NOTED TO REMAIN OR OTHERWISE UN-LABELED. 4. EXISTING TREES TO REMAIN UNLESS NOTED OTHERWISE. DO NOT STOCKPILE, DRIVE OVER, OR OTHERWISE DISTURB SOIL UNDER DRIPLINES OF EXISTING TREES, EXCEPT AS REQUIRED FOR PLANTING OPERATIONS. 5. USE HAND TOOLS ONLY FOR SOIL CULTIVATION UNDER DRIPLINES OF EXISTING TREES TO REMAIN. 6. TREES NOTED TO BE REMOVED SHALL BE COMPLETELY REMOVED, INCLUDING STUMP AND ROOT MASS. REFER TO ARBORIST REPORT FOR INSTRUCTIONS ON REMOVING TREE STUMPS WITHIN PROTECTED TREE ROOT ZONES. 7. NO ROOTS OVER 2" IN DIAMETER SHALL BE CUT EXCEPT UNDER THE DIRECTION OF AN ARBORIST. ALL CUT ROOTS SHALL BE COVERED WITH BURLAP OR STRAW AND SHALL REMAIN MOIST UNTIL RE-BURIED IN SOIL. 8. CALL COMMON GROUND ALLIANCE (811) AT LEAST TWO WORKING DAYS PRIOR TO BEGINNING WORK. CONTRACTOR IS RESPONSIBLE TO PROTECT FOR ALL EXISTING UTILITIES. SEE GENERAL NOTES, SHEET L1.1, FOR MORE INFORMATION. X LEGEND EXISTING TREE CANOPY, TYPICAL TREES TO REMOVE, TYPICAL TREE PROTECTION FENCING; REFER TO ARBORIST REPORT KEEP OUT TREE PROTECTION AREA PER

ORDINANCE,
BUT 4'-0" MIN. MIN. 8.5" X 11" SIGN LAMINATED IN PLASTIC, SPACED EVERY 50' ALONG THE FENCE TREE PROTECTION FENCE: HIGH DENSITY POLYETHYLENE FENCING WITH 3.5" X 1.5" OPENINGS. COLOR: ORANGE. STEEL POSTS INSTALLED AT 8' -0" O.C. 2" X 6' STEEL POSTS OR APPROVED EQUAL 3" LAYER OF CHIP MULCH OVER THE PROTECTED ROOT ZONES MAINTAIN EXISTING GRADE WITHIN THE TREE PROTECTION FENCE UNLESS OTHERWISE INDICATED ON THE PLANS A. SEE ARBORIST REPORT FOR ADDITIONAL PROTECTION REQUIREMENTS. COMPLY WITH ALL TREE PROTECTION REQUIREMENTS PER JURISDICTION. B. IRRIGATE AS NEEDED TO MAINTAIN HEALTH OF TREE. C. KEEP EXPOSED ROOTS MOIST. D. NO PRUNING SHALL BE PERFORMED EXCEPT UNDER THE DIRECTION OF APPROVED ARBORIST. E. NO EQUIPMENT SHALL OPERATE INSIDE THE PROTECTIVE FENCING INCLUDING DURING FENCE INSTALLATION AND REMOVAL. F. NO MATERIALS SHALL BE STORED INSIDE FENCE. NOTES TREE PROTECTION FENCING NO SCALE SECTION CROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA. SEE TREE PRESERVATION PLAN FOR FENCE ALIGNMENT. 1 137
CHECKED BY: REVISIONS: DATE JOB NO. DRAWN BY: DRAWINGS IN SET:

DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ). KEYMAP: DWC 05/03/2022 20035 10 © ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. 2022 MAY 03 2022 20035 1513 Folger Phase 1 Plt.dwg DATE SIGNED: 05/03/22 Signature CRLA 5044 STA TE OF CA LIFORN Renewal Date: IA 09/30/22 L CI ENSED LA NDSCA PE A RCHITECTDA V ID W . CA MPBELL LANDSCAPE IMPROVEMENT PLANS FOR 1513 FOLGER AVENUE BELMONT, CA BYTHOMAS JAMES HOMES 111 Scripps Drive Sacramento, California 95825 916.945.8003 | 916.342.7119 4409 CRLA 5044 PLANTING SUPPORT STAFF L3.5 SOIL FERTILITY ANALYSIS: NOTE: SEE PLANTING NOTE #11. 138
1513 FOLGER DRIVE
APN 044-351-040

FOLGER DRIVE
PAD 170.5
FF 172.0 GLIP 170.6 LOT AREA: 13,169 SF± A
GP-2 B
GP-2 GRADING AND DRAINAGE PLAN
GP-1

GRAPHIC SCALE
10' 0' 5' 10' 20' 40'

JOB NUMBER

SHEET NUMBER
OF
3085-00 CITY OF BELMONT CALIFORNIA THOMAS JAMES HOMES 1513 FOLGER DRIVE 4 DRAWN BY: DATE: REN PROJ. ENGR: PROJ. MGR: JRD APR 2022 BJR CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 F:\3085-000\BELMONT\1513 FOLGER DRIVE\ACAD\GP\GP-01.DWG 5/12/2022 10:12 AM PRELIMINARY PLANS NOT FOR CONSTRUCTION

LEGEND AND ABBREVIATIONS

GENERAL NOTES

VICINITY MAP
SITE

ROUGH EARTHWORK

SUMMARY
SHEET NO. SHEET TITLE

SHEET INDEX
139
1 BUBBLE UP DETAIL
1513 FOLGER DRIVE FOLGER DRIVE
1513 FOLGER 2 DRILLED PIER RETAINING WALL ADDITIONAL NOTES & DETAILS GP-2

JOB NUMBER

SHEET NUMBER
OF
3085-00 CITY OF BELMONT CALIFORNIA THOMAS JAMES HOMES 1513 FOLGER DRIVE 4 DRAWN BY: DATE: REN PROJ. ENGR: PROJ. MGR: JRD APR 2022 BJR CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 F:\3085-000\BELMONT\1513 FOLGER DRIVE\ACAD\GP\GP-02.DWG 5/12/2022 10:12 AM PRELIMINARY PLANS NOT FOR CONSTRUCTION A DRIVEWAY SECTION DETAIL B DRIVEWAY SECTION DETAIL

UTILITY NOTES
140

CITY STANDARD DETAILS
GP-3

JOB NUMBER

SHEET NUMBER
OF
3085-00 CITY OF BELMONT CALIFORNIA THOMAS JAMES HOMES 1513 FOLGER DRIVE 4 DRAWN BY: DATE: REN PROJ. ENGR: PROJ. MGR: JRD APR 2022 BJR CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 F:\3085-000\BELMONT\1513 FOLGER DRIVE\ACAD\GP\GP-03.DWG 5/12/2022 10:12 AM PRELIMINARY PLANS NOT FOR CONSTRUCTION 141

EROSION CONTROL & CONSTRUCTION BMPS
GP-4

JOB NUMBER

SHEET NUMBER
OF
3085-00 CITY OF BELMONT CALIFORNIA THOMAS JAMES HOMES 1513 FOLGER DRIVE 4 DRAWN BY: DATE: REN PROJ. ENGR: PROJ. MGR: JRD APR 2022 BJR CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 F:\3085-000\BELMONT\1513 FOLGER DRIVE\ACAD\GP\GP-04.DWG 5/12/2022 10:12 AM PRELIMINARY PLANS NOT FOR CONSTRUCTION 142
1513 FOLGER DRIVE
APN 074-021-240

FOLGER DRIVE
ECP-1

GRAPHIC SCALE
10' 0' 5' 10' 20' 40'
LEGEND
PROJECT SUPERINTENDENT TO MARK KNOWN LOCATIONS*

CURRENT CASQA STORMWATER BMP

CONSTRUCTION HANDBOOK DETAILS
COUNTY BEST MANAGEMENT PRACTICE NOTES “ ” “ ”

GENERAL NOTES

SHEET INDEX
ECP-1 EROSION CONTROL & CONSTRUCTION MANAGEMENT PLAN
ECP-2 EROSION CONTROL DETAILS
ECP-3 EROSION CONTROL & CONSTRUCTION BMP X

VICINITY MAP

JOB NUMBER

SHEET NUMBER
OF
3085-000 SAN MATEO COUNTY CALIFORNIA THOMAS JAMES HOMES 1513 FOLGER DRIVE 3 DRAWN BY: DATE: REN PROJ. ENGR: PROJ. MGR: JRD OCT 2021 REN CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 F:\3085-000\BELMONT\1513 FOLGER DRIVE\ACAD\ECP\ECP-01.DWG 10/11/2021 10:53 AM

SITE EROSION CONTROL & CONSTRUCTION MANAGEMENT PLAN
143

EROSION CONTROL DETAILS
ECP-2

JOB NUMBER

SHEET NUMBER
OF
3085-000 SAN MATEO COUNTY CALIFORNIA THOMAS JAMES HOMES 1513 FOLGER DRIVE 3 DRAWN BY: DATE: REN PROJ. ENGR: PROJ. MGR: JRD OCT 2021 REN CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 F:\3085-000\BELMONT\1513 FOLGER DRIVE\ACAD\ECP\ECP-02.DWG 10/11/2021 10:53 AM 144

EROSION CONTROL & CONSTRUCTION BMPS
ECP-3

JOB NUMBER

SHEET NUMBER
OF
3085-000 SAN MATEO COUNTY CALIFORNIA THOMAS JAMES HOMES 1513 FOLGER DRIVE 3 DRAWN BY: DATE: REN PROJ. ENGR: PROJ. MGR: JRD OCT 2021 REN CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 F:\3085-000\BELMONT\1513 FOLGER DRIVE\ACAD\ECP\ECP-03.DWG 10/11/2021 10:53 AM 145
PORTIONS OF LOTS 32, 33 & 34 (14 M 15) EXISTING SINGLE STORY BUILDING FF 171.4 (1,304 SQ. FT. ±) FOLGER DRIVE FOLGER DRIVE F:\3085-000\BELMONT\1515 FOLGER DRIVE\ACAD\EXHIBITS\XB-LOT SURVEY_1515 FOLGER DR.DWG 8/19/2021 10:39 AM TITLE REPORT LEGAL DESCRIPTION: BENCHMARK: AREA: FLOOD ZONE: BASIS OF BEARINGS: ASSESSOR'S PARCEL NUMBER: NOTES: EXCEPTIONS AND EXCLUSIONS: # 1 5 REFERENCES: SURVEYOR'S STATEMENT: JOB NO.: 3085-000 1513 FOLGER DRIVE TOPOGRAPHIC SURVEY CITY OF BELMONT SAN MATEO COUNTY CALIFORNIA SCALE: 1" = 10' DATE: AUGUST 19, 2021 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 0 10 20 30 OF SHEETS SHEET NO. 11 LEGEND & ABBREVIATIONS VICINITY MAP SITE 6 12 146

THOMAS JAMES HOMES
255 Shoreline Dr Suite 428,
Redwood City, CA 94065
September 2, 2021
TO: Tim Shek
Community Development

CITY OF BELMONT
1 Twin Pines Ln, Belmont, CA 94002
[email protected]
Project: 1513 Folger Drive – Use Permit PA2021-0037
Neighbor Relations Summary
On behalf of the homeowners of 1513 Folger Drive, Thomas James Homes has reached out to the current neighbors at the surrounding addresses within a 300ft radius to provide the proposed plans for the property on April 7, 2021. The initial neighbor reach out was followed by a virtual zoom meeting on April 21, 2021 at 5pm hosted by Thomas James Homes.

The neighbor attendees included 13 people:

Yadong and Xiaobin Yu at 1515 Folger Drive
Michael Oneill at 1516 Folger Drive
Ryan and Lauren Lewis at 1518 Folger Drive
Robert and Wendy Hitchcock at 1546 Notre Dame
Current resident at 1514 Folger Drive
Current resident at 1503 Folger Drive
Ather and Emily Haidri at 1507 Folger Drive
Lee at 1509 Folger Drive
Rick Frautischi not in the immediate area
Majority of the neighbors gave positive feedback on the proposed design including residents at 1514, 1503, 1507, 1518, 1546, 1509. We had two residents call after the virtual meeting to say how supportive they were of this development of a new home and that they are “happy for the change”. Concerns were given by three current neighbors, 1515 Folger Drive, 1509 Folger Drive and 1516 Folger Drive.

1. Lee at 1509 Folger Drive was in support of the new house and wanted to make sure we were addressing the water runoff onsite which we confirmed would be addressed for approval. 147

THOMAS JAMES HOMES
255 Shoreline Dr Suite 428,
Redwood City, CA 94065

2. Michael O’Neill at 1516 Folger Drive was the only resident not in support of the project as he was concerned about energy efficiency of larger homes and does not support any homes of new construction in the area. The other neighbors who attended the meeting were not happy with his concern as they agree with new development for their neighborhood.

3. The Yus at 1515 Folger Drive were in support of the new home but had several concerns:
(1) the integrity of the existing retaining wall that runs offset from the rear property line on the 1513 Folger property on the east and north boundaries, (2) the plantings on the high side of the wall being too close to their house which is less than 3ft away from the PL
(3) the topographic map not capturing their property renovation accurately (4) The Oak tree located and shared by both properties to be removed Thomas James homes has been in constant communication with the Yus to make sure we are addressing the concerns throughout the design process. In addition to emails, TJH held a virtual meeting on July 2, 2021 to discuss the existing retaining wall analysis and the solutions as options for retrofit. The wall serves as a retaining wall for both the 1513 and 1515 properties preventing the 1515 parcel from sliding into the 1513 parcel. We presented the finding that this wall is indeed distressed, leaning, and has failed due to its age and the load of the property above. The new development with a pool and ADU will further impact the structural integrity of this wall and is a safety concern for the new homeowners at 1513 as well as the residents at 1515. Thomas James Homes investigated solutions to retrofit the wall and presented the design showing details of a proposed new wall located at the interior side of the existing stone wall to hold the soil of the 1515 parcel. The property line between the two properties was also presented as it seems the residents at 1515 have been using this area as part of their property. The proposed plans show a typical 6ft neighbor fence at that property line of which the neighbors were concerned of the proximity to their home. Thomas James Homes offered to present different solutions at this property line to offer more clearance between fence and their house of which the neighbors have not been interested in exploring. Therefore, the plans have moved forward with the new 6ft fence and the lower plantings adjacent. The Oak tree shared on both properties continues to damage the retaining wall. The neighbors at 1515 Folger already applied and received approval to remove the tree.

On Friday August 13,2021, Thomas James Homes sent a crew on the 1513 Folger site to take field measurements of the wall on both the low and high sides. At the same time our crew took measurements of the house at 1515 parcel to accurately confirm the location of the home and its 148

THOMAS JAMES HOMES
255 Shoreline Dr Suite 428,
Redwood City, CA 94065
proximity to the property line. It was confirmed the 1515 rear exterior corner of the home was built less than 3ft away from the property line and this location has been documented in the revised topographic map. As a courtesy and for safety reason for the neighbors at 1515, the proposed plans have been revised to offer these neighbors use of our property for clearance purposes.

Thomas James Homes will continue to work with the neighbors throughout the process especially the neighbors at 1515 Folger as this shared existing retaining wall is a critical element to both properties and the construction of a new wall to maintain physical integrity is vital for the safety and benefits of both homeowners.

Sincerely,
Anna Felver
Planning Manager | Thomas James Homes
149
1513 Folger Drive
September 27, 2022